HDB town scorecard · rubric v0.2

Ang Mo Kio

HDB Town / Resale scorecard

B-

64/100

75% measured

Carried by upgrader equity unlock (4.0/5); capped by price trend & momentum (3.0/5).

Best for: Upgraders timing an MOP exit in a liquid, momentum town.

Overall64B-

the headline rubric: trend, equity, liquidity, supply, step-up

Value76A-

$666 psf — 53th pctile of 26 towns · private next door 2.85x pricier

Investment46C-

11.8% 2yr momentum · 915 txns/12mo · ~53yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
3.0/5
11.8% 2yr psf growth ($596->$666)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
4.0/5
$728,864 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
3.0/5
915 txns / 12mo
trailing-12mo resale volume; med across towns ~929
Future Supply Pressure
15%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. needs HDB BTO/SBF pipeline scrape (DATA_SOURCES Tier1)
Step-Up Gap to Private
15%
computed
3.0/5
2.85x ($1894 D20 private resale / $666 HDB)
private/HDB psf multiple; lower=easier step-up
Sentiment Signal
10%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Upgrader Equity Unlock · Weakest: Price Trend & Momentum. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 915
Avg resale price: $628,352
Avg resale price psf: $666 psf
Data through: Aug 2026

Data coverage

75%

75% of this rating’s weight is measured from data. The rest is a clearly-labelled placeholder or estimate — never silently blended in.

computed: — fully measured from source data (full coverage credit)
partial: — real but proxy signal (half credit)
inferred: — estimate, dampened toward neutral (no credit)
manual: — neutral 3.0 placeholder awaiting data (no credit)

Pins: rated private launches in this town's comparison districts and this town's rated HDB blocks (smaller markers) — tap one to open its scorecard.

Price history

median $psf by month

Median resale $psf per month across the town, from HDB resale registrations. Thin bars show monthly transaction counts.

median resale $psf
transactions / month
trend extrapolation — not a forecast

Blocks in this town

327 rated blocks

Every Ang Mo Kio block with at least 8 resales since 2017, scored on the same rubric. Sort by score, price, lease runway, or the value / investment lenses; tap a block for its full scorecard.

Sort by

#	Block	Grade	Score	$psf	Lease	Value	Invest
1	Blk 260B Ang Mo Kio St 21	B+	72	984	~91yr	D	A+
2	Blk 172 Ang Mo Kio Ave 4	B	70	681	~59yr	D+	A
3	Blk 170 Ang Mo Kio Ave 4	B	69	653	~59yr	D+	A-
4	Blk 650 Ang Mo Kio St 61	B	67	971	~88yr	D	A+
5	Blk 588C Ang Mo Kio St 52	B	66	1,011	~84yr	D	A
6	Blk 152 Ang Mo Kio Ave 5	B-	65	557	~54yr	B+	B
7	Blk 156 Ang Mo Kio Ave 4	B-	65	540	~54yr	A+	C
8	Blk 157 Ang Mo Kio Ave 4	B-	65	550	~53yr	A	B-
9	Blk 212 Ang Mo Kio Ave 3	B-	65	513	~50yr	A+	C+
10	Blk 227A Ang Mo Kio St 23	B-	65	1,017	~94yr	D	A+
11	Blk 228A Ang Mo Kio St 23	B-	65	997	~94yr	D	A+
12	Blk 228B Ang Mo Kio St 23	B-	65	995	~94yr	D	A+
13	Blk 474 Ang Mo Kio Ave 10	B-	65	547	~57yr	A	A-
14	Blk 588A Ang Mo Kio St 52	B-	65	1,007	~84yr	D	A
15	Blk 208 Ang Mo Kio Ave 1	B-	64	535	~49yr	A+	B-
16	Blk 112 Ang Mo Kio Ave 4	B-	64	578	~51yr	B-	B-
17	Blk 253 Ang Mo Kio St 21	B-	64	695	~69yr	D+	B+
18	Blk 260A Ang Mo Kio St 21	B-	64	1,004	~91yr	D	B+
19	Blk 591A Ang Mo Kio St 51	B-	64	1,077	~92yr	D	B+
20	Blk 332 Ang Mo Kio Ave 1	B-	63	557	~54yr	B+	B
21	Blk 117 Ang Mo Kio Ave 4	B-	63	555	~51yr	B+	C-
22	Blk 118 Ang Mo Kio Ave 4	B-	63	522	~51yr	A+	D
23	Blk 538 Ang Mo Kio Ave 5	B-	62	557	~53yr	B+	B-
24	Blk 576 Ang Mo Kio Ave 10	B-	62	544	~53yr	A+	C-
25	Blk 588D Ang Mo Kio St 52	B-	62	980	~84yr	D	B+
26	Blk 611 Ang Mo Kio Ave 5	B-	62	535	~53yr	A+	C-
27	Blk 130 Ang Mo Kio Ave 3	B-	62	535	~52yr	A+	C
28	Blk 181 Ang Mo Kio Ave 5	B-	62	564	~54yr	B+	C+
29	Blk 221 Ang Mo Kio Ave 1	B-	62	565	~66yr	B+	C+
30	Blk 419 Ang Mo Kio Ave 10	B-	62	530	~52yr	A+	C+
31	Blk 457 Ang Mo Kio Ave 10	B-	62	512	~53yr	A+	B-
32	Blk 588B Ang Mo Kio St 52	B-	62	989	~84yr	D	A-
33	Blk 603 Ang Mo Kio Ave 5	B-	62	545	~53yr	A+	C
34	Blk 403 Ang Mo Kio Ave 10	B-	61	545	~52yr	A+	B-
35	Blk 104A Ang Mo Kio St 11	B-	61	774	~69yr	D	B
36	Blk 174 Ang Mo Kio Ave 4	B-	61	636	~59yr	D+	C+
37	Blk 463 Ang Mo Kio Ave 10	B-	61	542	~53yr	A+	C
38	Blk 466 Ang Mo Kio Ave 10	B-	61	548	~57yr	A	B-
39	Blk 590B Ang Mo Kio St 51	B-	61	1,029	~92yr	D	B+
40	Blk 310A Ang Mo Kio Ave 1	B-	60	952	~85yr	D	A-
41	Blk 352 Ang Mo Kio St 32	B-	60	834	~74yr	D	B+
42	Blk 107 Ang Mo Kio Ave 4	C+	60	566	~51yr	B-	C
43	Blk 110 Ang Mo Kio Ave 4	C+	60	560	~51yr	B+	D+
44	Blk 178 Ang Mo Kio Ave 4	C+	60	579	~54yr	B-	C+
45	Blk 462 Ang Mo Kio Ave 10	C+	60	526	~53yr	A+	B-
46	Blk 201 Ang Mo Kio Ave 3	C+	59	573	~50yr	B-	B-
47	Blk 213 Ang Mo Kio Ave 3	C+	59	562	~49yr	B+	C+
48	Blk 503 Ang Mo Kio Ave 5	C+	59	578	~54yr	B-	B
49	Blk 606 Ang Mo Kio Ave 5	C+	59	537	~53yr	A+	D+
50	Blk 609 Ang Mo Kio Ave 4	C+	59	587	~66yr	B-	C+
51	Blk 612 Ang Mo Kio Ave 4	C+	59	531	~53yr	A+	D
52	Blk 316A Ang Mo Kio St 31	C+	59	857	~79yr	D	B+
53	Blk 439 Ang Mo Kio Ave 10	C+	59	639	~52yr	D+	B+
54	Blk 461 Ang Mo Kio Ave 10	C+	59	534	~53yr	A+	C
55	Blk 308B Ang Mo Kio Ave 1	C+	58	902	~85yr	D	A-
56	Blk 310C Ang Mo Kio Ave 1	C+	58	928	~85yr	D	A-
57	Blk 505 Ang Mo Kio Ave 8	C+	58	583	~53yr	B-	C+
58	Blk 506 Ang Mo Kio Ave 8	C+	58	613	~53yr	D+	B
59	Blk 618 Ang Mo Kio Ave 4	C+	58	650	~69yr	D+	B-
60	Blk 643 Ang Mo Kio Ave 5	C+	58	551	~53yr	A	C-

Showing 60 of 327 blocks

The rubric

Price Trend & Momentum

Upgrader Equity Unlock

Transaction Liquidity

Future Supply Pressure

Step-Up Gap to Private

Sentiment Signal

Key facts

Data coverage

Map

Price history

Blocks in this town