Blk 538 Ang Mo Kio Ave 5

Block 538 Ang Mo Kio Avenue 5, Ang Mo Kio · S560538 · 302 resale transactions since 1990

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3-room

$390k

$533 psf · 5 sales · ▼ 8.7% yoy

Most $389k–$430k · typically 68 sqm

4-room

$540k

$539 psf · 1 sale

Typically 93 sqm

12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.

For sale now

$425,000

$581 psf · 68 sqm

Above estimate

3-room · storey 01–05 of 10 · 52 years lease left

Our estimate $380k–$419k · asking 8% above

Demand25

Rarity0

Last 3-room sale here: $390k, storey 07–09, Sep 2026. Listed 178 days ago. $8k per year of lease left.

Details on HDB Flat Portal ↗

Listed on the HDB Flat Portal. Our estimate, demand and rarity readings are explained on the listings page.

Price history

Each dot is one sale; the line is the median per quarter.

What's a flat here worth?

What a higher floor adds · 3-room

Around here, each floor up adds about 0.5% to the price of a 3-room flat in the same block. Storeys 13–15 sell for 5% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–68$557 psf

04–06+4%95$557 psf

07–09+5%84$582 psf

10–12+7%71$611 psf

13–15+5%15–

3-room sales over the last 5 years in blocks within 500 m in Ang Mo Kio, this one included (333 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. The last column is this block's median $psf where it had 3 or more sales in the band. View and facing also play a part.

Lease timeline

Now (2026): 52 years left. CPF and an HDB loan can be used in full if the youngest buyer is 43 or older (the lease must cover them to age 95); for younger buyers both are pro-rated. An HDB loan can run up to 25 years here.
2029: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2039: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2049: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2059: 20 years left. No more HDB loans: they must end 20 years before the lease.
2079: the lease ends and the flat goes back to HDB.

From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →

Block facts

Lease: 99 years from 1980 · 52 years left (ends 2079)
Completed: 1979
Storeys: 10
Flats: 215 (189 × 3-room, 18 × 4-room, 1 × 5-room, 7 rental)
Postal code: Singapore 560538
Nearest station: Ang Mo Kio MRT · 740 m (about 12 min walk)
Nearest hawker centre: Ang Mo Kio Ave 10 Blk 527 (Cheng San Market and Cooked Food Centre) · 330 m

Primary schools nearby

Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.

Within 1 km

Jing Shan Primary School 390 m

1–2 km

Mayflower Primary School 1.1 km
Teck Ghee Primary School 1.1 km
Anderson Primary School 1.7 km
Ang Mo Kio Primary School 1.7 km
Townsville Primary School 1.7 km

Location

Nearby blocks · 3-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 535 Ang Mo Kio Ave 5	110 m	52y	$442k	$561	6
Blk 536 Ang Mo Kio Ave 10	140 m	52y	$450k	$550	8
Blk 533 Ang Mo Kio Ave 5	150 m	52y	$439k	$564	6
Blk 534 Ang Mo Kio Ave 10	180 m	52y	$438k	$585	7
Blk 540 Ang Mo Kio Ave 10	230 m	53y	$425k	$555	5
Blk 532 Ang Mo Kio Ave 10	240 m	52y	$380k	$512	1
Blk 524 Ang Mo Kio Ave 5	240 m	52y	$428k	$584	4
Blk 542 Ang Mo Kio Ave 10	290 m	53y	$410k	$560	4

3-room sales over the last 24 months within 1.2 km.

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
Sep 2026	3-room	07–09	68	New Generation	52y	$390,000	$533
Aug 2026	3-room	04–06	68	New Generation	52y	$388,000	$530
May 2026	4-room	04–06	93	New Generation	53y	$540,000	$539
May 2026	3-room	01–03	68	New Generation	53y	$390,000	$533
Dec 2025	3-room	04–06	68	New Generation	53y	$400,000	$546
Nov 2025	3-room	04–06	82	New Generation	53y	$450,000	$510
Oct 2025	3-room	10–12	82	New Generation	53y	$453,000	$513
Oct 2025	3-room	07–09	68	New Generation	53y	$458,000	$626
Jul 2025	3-room	04–06	68	New Generation	54y	$410,000	$560
Jun 2025	3-room	04–06	82	New Generation	54y	$492,000	$557
May 2025	3-room	10–12	68	New Generation	54y	$465,000	$635
May 2025	3-room	07–09	68	New Generation	54y	$442,888	$605
Apr 2025	3-room	04–06	68	New Generation	54y	$423,000	$578
Feb 2025	3-room	07–09	82	New Generation	54y	$520,000	$589
Jul 2024	4-room	01–03	93	New Generation	55y	$528,000	$527
Jul 2024	3-room	04–06	68	New Generation	55y	$405,000	$553
Jul 2024	3-room	01–03	68	New Generation	55y	$388,000	$530
Jul 2024	3-room	04–06	68	New Generation	55y	$370,000	$506
Dec 2023	3-room	10–12	68	New Generation	55y	$398,000	$544
May 2023	3-room	07–09	68	New Generation	56y	$400,000	$546
Mar 2023	3-room	07–09	68	New Generation	56y	$340,000	$465
Feb 2023	3-room	01–03	68	New Generation	56y	$358,000	$489
Jan 2023	3-room	07–09	68	New Generation	56y	$356,000	$486
Nov 2022	3-room	04–06	68	New Generation	56y	$360,000	$492
Sep 2022	3-room	01–03	68	New Generation	56y	$335,888	$459
Aug 2022	3-room	07–09	68	New Generation	56y	$340,000	$465
Mar 2022	3-room	01–03	68	New Generation	57y	$322,000	$440
Feb 2022	3-room	07–09	68	New Generation	57y	$335,000	$458
Oct 2021	3-room	04–06	68	New Generation	57y	$342,000	$467
Oct 2021	3-room	07–09	68	New Generation	57y	$337,000	$460
Apr 2021	3-room	10–12	68	New Generation	58y	$316,888	$433
Apr 2021	3-room	01–03	68	New Generation	58y	$290,000	$396
Sep 2020	3-room	07–09	68	New Generation	58y	$312,888	$427
Aug 2020	3-room	07–09	68	New Generation	58y	$265,000	$362
Jul 2020	3-room	01–03	68	New Generation	59y	$250,000	$342
Mar 2020	3-room	04–06	68	New Generation	59y	$240,000	$328
Dec 2019	3-room	07–09	68	New Generation	59y	$245,000	$335
Oct 2019	3-room	04–06	68	New Generation	59y	$245,000	$335
Sep 2019	3-room	04–06	68	New Generation	59y	$265,000	$362
Sep 2019	3-room	01–03	68	New Generation	59y	$255,000	$348
Aug 2019	3-room	04–06	68	New Generation	59y	$250,000	$342
Jul 2019	3-room	07–09	82	New Generation	60y	$318,000	$360
May 2019	3-room	07–09	68	New Generation	60y	$248,000	$339
Dec 2018	3-room	01–03	68	New Generation	60y	$257,000	$351
Dec 2018	3-room	07–09	68	New Generation	60y	$315,000	$430
Oct 2018	4-room	07–09	93	New Generation	60y	$395,000	$395
Aug 2018	3-room	04–06	68	New Generation	60y	$280,000	$383
May 2018	3-room	07–09	68	New Generation	61y	$275,000	$376
Mar 2018	3-room	01–03	68	New Generation	61y	$255,000	$348
Feb 2018	3-room	07–09	82	New Generation	61y	$318,000	$360
Sep 2017	4-room	01–03	93	New Generation	61y	$355,000	$355
Jun 2016	3-room	07–09	68	New Generation	63y	$287,000	$392
Jan 2016	3-room	04–06	68	New Generation	63y	$288,000	$393
Nov 2015	3-room	04–06	82	New Generation	63y	$343,888	$390
Jul 2015	3-room	07–09	68	New Generation	64y	$312,000	$426
Feb 2015	3-room	10–12	68	New Generation	64y	$310,000	$424
Sep 2014	3-room	04–06	82	New Generation	64y	$365,000	$414
Sep 2014	3-room	07–09	68	New Generation	64y	$352,000	$481
Jul 2014	3-room	07–09	68	New Generation	65y	$336,500	$460
Jan 2014	3-room	07–09	68	New Generation	65y	$335,000	$458
Aug 2013	3-room	07–09	68	New Generation	65y	$355,100	$485
Jul 2013	3-room	07–09	68	New Generation	66y	$355,000	$485
Jul 2013	3-room	10–12	68	New Generation	66y	$348,000	$475
Jun 2013	3-room	07–09	68	New Generation	66y	$355,888	$486
May 2013	3-room	10–12	68	New Generation	66y	$373,000	$510
May 2013	3-room	01–03	68	New Generation	66y	$330,000	$451
Apr 2013	3-room	07–09	82	New Generation	66y	$410,000	$465
Jan 2013	3-room	07–09	68	New Generation	66y	$365,000	$499
Jan 2013	3-room	01–03	68	New Generation	66y	$343,000	$469
Apr 2012	3-room	01–05	68	New Generation	67y	$318,000	$434
Feb 2012	3-room	04–06	68	New Generation	67y	$339,000	$463
Oct 2011	3-room	07–09	68	New Generation	67y	$304,000	$415
Jun 2011	3-room	04–06	68	New Generation	68y	$297,500	$406
May 2011	3-room	04–06	68	New Generation	68y	$291,500	$398
Apr 2011	3-room	04–06	68	New Generation	68y	$290,000	$396
Feb 2011	3-room	04–06	68	New Generation	68y	$279,000	$381
Feb 2011	3-room	07–09	68	New Generation	68y	$307,500	$420
Jan 2011	3-room	10–12	82	New Generation	68y	$387,000	$438
Dec 2010	3-room	01–03	68	New Generation	68y	$275,000	$376
Nov 2010	3-room	01–03	68	New Generation	68y	$279,000	$381
Aug 2010	3-room	07–09	68	New Generation	68y	$297,000	$406
Aug 2010	3-room	10–12	68	New Generation	68y	$295,000	$403
Jul 2010	3-room	04–06	68	New Generation	69y	$325,000	$444
Jul 2010	3-room	01–03	68	New Generation	69y	$268,000	$366
Jul 2010	3-room	01–03	68	New Generation	69y	$265,000	$362
May 2010	3-room	07–09	68	New Generation	69y	$278,000	$380
May 2010	3-room	10–12	68	New Generation	69y	$260,000	$355
May 2010	3-room	04–06	68	New Generation	69y	$288,000	$393
May 2010	3-room	04–06	68	New Generation	69y	$278,000	$380
Apr 2010	3-room	07–09	68	New Generation	69y	$274,688	$375
Nov 2009	3-room	04–06	68	New Generation	69y	$237,000	$324
Oct 2009	3-room	01–03	82	New Generation	69y	$268,000	$304
Sep 2009	3-room	07–09	68	New Generation	69y	$245,000	$335
May 2009	3-room	01–03	68	New Generation	70y	$245,000	$335
Apr 2009	3-room	07–09	68	New Generation	70y	$240,000	$328
Feb 2009	3-room	07–09	68	New Generation	70y	$265,000	$362
Jan 2009	3-room	04–06	68	New Generation	70y	$250,500	$342
Dec 2008	3-room	01–03	68	New Generation	70y	$223,000	$305
Nov 2008	3-room	10–12	68	New Generation	70y	$241,288	$330
Sep 2008	3-room	10–12	68	New Generation	70y	$233,000	$318