HDB town scorecard · rubric v0.2

Ang Mo Kio

HDB Town / Resale scorecard

C+

59/100

75% measured

Carried by upgrader equity unlock (4.0/5); capped by price trend & momentum (2.0/5).

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

Overall59C+

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

Value76A-

$663 psf — 53th pctile of 26 towns · private next door 2.88x pricier

Investment38D

10.0% 2yr momentum · 881 txns/12mo · ~53yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
2.0/5
10.0% 2yr psf growth ($603->$663)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
4.0/5
$727,783 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
3.0/5
881 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
2.88x ($1914 D20 private resale / $663 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): 881
Avg resale price: $624,201
Avg resale price psf: $663 psf
Data through: Oct 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

328 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	990	~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 156 Ang Mo Kio Ave 4	B	68	548	~54yr	A	B
5	Blk 260A Ang Mo Kio St 21	B	68	1,001	~91yr	D	A
6	Blk 650 Ang Mo Kio St 61	B	67	971	~88yr	D	A+
7	Blk 152 Ang Mo Kio Ave 5	B-	65	557	~54yr	B+	B
8	Blk 227A Ang Mo Kio St 23	B-	65	1,024	~94yr	D	A+
9	Blk 228A Ang Mo Kio St 23	B-	65	1,015	~94yr	D	A+
10	Blk 228B Ang Mo Kio St 23	B-	65	1,010	~94yr	D	A+
11	Blk 588A Ang Mo Kio St 52	B-	65	1,014	~84yr	D	A
12	Blk 588B Ang Mo Kio St 52	B-	65	991	~84yr	D	A
13	Blk 208 Ang Mo Kio Ave 1	B-	64	536	~49yr	A+	B-
14	Blk 107 Ang Mo Kio Ave 4	B-	64	578	~51yr	B-	B-
15	Blk 112 Ang Mo Kio Ave 4	B-	64	578	~51yr	B-	B-
16	Blk 253 Ang Mo Kio St 21	B-	64	690	~69yr	D+	B+
17	Blk 591A Ang Mo Kio St 51	B-	64	1,078	~92yr	D	B+
18	Blk 332 Ang Mo Kio Ave 1	B-	63	564	~54yr	B+	B
19	Blk 117 Ang Mo Kio Ave 4	B-	63	555	~51yr	B+	C-
20	Blk 118 Ang Mo Kio Ave 4	B-	63	522	~51yr	A+	D
21	Blk 313 Ang Mo Kio Ave 3	B-	63	539	~51yr	A+	D+
22	Blk 316A Ang Mo Kio St 31	B-	63	857	~79yr	D	A
23	Blk 503 Ang Mo Kio Ave 5	B-	62	576	~54yr	B-	B+
24	Blk 538 Ang Mo Kio Ave 5	B-	62	552	~53yr	A	B-
25	Blk 588C Ang Mo Kio St 52	B-	62	1,047	~84yr	D	B+
26	Blk 588D Ang Mo Kio St 52	B-	62	993	~84yr	D	B+
27	Blk 611 Ang Mo Kio Ave 5	B-	62	541	~53yr	A+	C-
28	Blk 612 Ang Mo Kio Ave 4	B-	62	531	~53yr	A+	D+
29	Blk 181 Ang Mo Kio Ave 5	B-	62	564	~54yr	B+	C+
30	Blk 348 Ang Mo Kio Ave 3	B-	62	565	~51yr	B-	B+
31	Blk 419 Ang Mo Kio Ave 10	B-	62	530	~52yr	A+	C+
32	Blk 457 Ang Mo Kio Ave 10	B-	62	516	~53yr	A+	B-
33	Blk 104A Ang Mo Kio St 11	B-	61	774	~69yr	D	B
34	Blk 157 Ang Mo Kio Ave 4	B-	61	565	~53yr	B-	B-
35	Blk 174 Ang Mo Kio Ave 4	B-	61	635	~59yr	D+	C+
36	Blk 423 Ang Mo Kio Ave 3	B-	61	644	~66yr	D+	B
37	Blk 474 Ang Mo Kio Ave 10	B-	61	549	~57yr	A	B
38	Blk 590B Ang Mo Kio St 51	B-	61	1,029	~92yr	D	B+
39	Blk 310A Ang Mo Kio Ave 1	B-	60	968	~85yr	D	A-
40	Blk 352 Ang Mo Kio St 32	B-	60	845	~74yr	D	B+
41	Blk 110 Ang Mo Kio Ave 4	C+	60	560	~51yr	B+	D+
42	Blk 213 Ang Mo Kio Ave 3	C+	59	562	~49yr	B+	C+
43	Blk 561 Ang Mo Kio Ave 10	C+	59	555	~53yr	B+	C+
44	Blk 606 Ang Mo Kio Ave 5	C+	59	537	~53yr	A+	D+
45	Blk 439 Ang Mo Kio Ave 10	C+	59	639	~52yr	D+	B+
46	Blk 455A Ang Mo Kio St 44	C+	59	952	~91yr	D	B+
47	Blk 308A Ang Mo Kio Ave 1	C+	58	895	~85yr	D	A-
48	Blk 308B Ang Mo Kio Ave 1	C+	58	917	~85yr	D	A-
49	Blk 310C Ang Mo Kio Ave 1	C+	58	953	~85yr	D	A-
50	Blk 576 Ang Mo Kio Ave 10	C+	58	544	~53yr	A	C-
51	Blk 618 Ang Mo Kio Ave 4	C+	58	655	~69yr	D+	B-
52	Blk 643 Ang Mo Kio Ave 5	C+	58	551	~53yr	A	C-
53	Blk 173 Ang Mo Kio Ave 4	C+	58	541	~55yr	A+	D
54	Blk 175 Ang Mo Kio Ave 4	C+	58	556	~54yr	B+	D+
55	Blk 176 Ang Mo Kio Ave 4	C+	58	732	~66yr	D+	B-
56	Blk 177 Ang Mo Kio Ave 4	C+	58	560	~54yr	B+	D+
57	Blk 179 Ang Mo Kio Ave 5	C+	58	539	~54yr	A+	D
58	Blk 212 Ang Mo Kio Ave 3	C+	58	548	~50yr	A	C
59	Blk 226 Ang Mo Kio Ave 1	C+	58	541	~51yr	A+	D
60	Blk 417 Ang Mo Kio Ave 10	C+	58	553	~52yr	A	C+

Showing 60 of 328 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