What are Ang Mo Kio HDB 4-room resale prices in 2026?

Ang Mo Kio 4-room HDB resale prices in 2026 range from approximately $580,000 to $740,000 depending on sub-estate, floor, and proximity to MRT. AMK Ave 8 units near Bishan and high-floor blocks closest to Ang Mo Kio MRT command the upper range. The small 2026 MOP cohort relative to estates like Sengkang and Punggol means fewer competing sellers, supporting prices.

What condos can AMK HDB owners upgrade to in 2026?

AMK upgraders in 2026 have three main targets: (1) Lentor Hills Residences or Lentor Modern in D26 (Upper Thomson TEL corridor) -- new launches at approximately $2,050 PSF with 3BR from ~$1.8M; (2) Sky Vue or Sky Habitat in Bishan (D20 resale) at $1.5M–$1.8M; (3) Thomson Impressions or Thomson Grand (D20 AMK fringe resale) at $1.4M–$1.7M. Strong AMK exit proceeds of $580K–$740K give most couples enough war chest to access all three tiers.

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MOP & Upgrading

Ang Mo Kio MOP 2026: Upgrading from Singapore's Most Connected Mature Estate

By Winfred Quek · CEA R073319H · 10-minute read · Last reviewed May 2026

Quick answer: Ang Mo Kio BTOs hitting MOP in 2026 represent one of the most advantageous upgrade cohorts in Singapore a premium mature estate with limited BTO supply (so fewer competing sellers), excellent NS and TEL connectivity, and proximity to top schools. AMK 4-room prices sit at $580,000–$740,000, giving most couples a strong enough war chest to access resale condos in D20 (Bishan/AMK), D26 (Upper Thomson / Lentor), or new launches along the TEL corridor. Small cohort, premium proceeds, multiple upgrade targets AMK upgraders are in the best structural position of any 2026 MOP group.

Facts verified: May 2026 · Sources linked below

The AMK 2026 MOP Cohort: Small, Premium, and Underappreciated

Ang Mo Kio is a mature estate most of its land was developed in the 1970s and 1980s, which means BTO supply is structurally limited. HDB can only launch BTOs on infill sites or redevelopment parcels in AMK, and the 2019–2021 BTO cohort was no exception: mainly smaller projects on AMK Ave 1, AMK Ave 3, and AMK Ave 8. The total 2026 MOP-eligible cohort for AMK is modest far smaller than the 8,000+ units in Sengkang or the comparable surge in Punggol.

That scarcity works in sellers' favour. When fewer identical-vintage units are listed simultaneously, buyers have less price leverage. AMK resale activity in 2025–2026 reflects this: 4-room transacted prices have been firm, with high-floor units near Ang Mo Kio MRT (NS Line + TEL interchange) pushing $700,000–$740,000 some of the highest 4-room HDB prices in the OCR.

AMK is District 20 (D20), which also covers Bishan and the Toa Payoh corridor. It sits at the junction of the North-South Line (NS), the Circle Line (via Bishan MRT), the Thomson-East Coast Line (TEL, with AMK as an interchange station), and the upcoming Springleaf and Lentor TEL stations just to the north. This is genuinely exceptional MRT coverage Orchard is 4 stops on the NS Line, and the TEL opens up direct access to Marina Bay, the CBD, and the East Coast.

What Is an AMK HDB Worth in 2026?

The sub-estate and floor are the dominant price drivers in AMK, where the difference between a low-floor inland block and a high-floor block near the MRT interchange can be $150,000 or more on a 4-room flat.

Sub-estate	Floor	Estimated Resale Price (4-room)	Est. Rental (whole flat)
AMK Ave 8 / near Bishan MRT	High (15+)	$710,000–$740,000	$3,400–$3,600/month
AMK Ave 1 / Ave 3 mid floor	Mid (8–14)	$640,000–$700,000	$3,100–$3,400/month
AMK Ave 10 / Yio Chu Kang fringe	Any	$580,000–$640,000	$2,900–$3,100/month

5-room flats in AMK command a significant premium in absolute terms $800,000–$950,000 for high-floor units near the MRT, with isolated transactions above $1M for exceptional blocks. This makes AMK 5-room sellers among the best-capitalised upgraders in the entire 2026 MOP cycle.

ABSD if you hold the HDB and buy private simultaneously: Retaining your AMK HDB while purchasing a condo triggers 20% Additional Buyer's Stamp Duty for Singapore Citizens on the condo. On a $1.6M Bishan condo, that is $320,000 in cash an amount that negates most of the upgrade's financial logic. AMK upgraders almost universally should sell the HDB first, rebase to zero private property ownership, and buy the condo as their first private property at 0% ABSD. The AMK resale market is liquid enough a well-priced flat in good condition sells in 4–8 weeks so the timing risk of selling first is lower than in less popular estates.

Your 3 Upgrade Paths in 2026

Path A: Lentor Hills / Lentor Modern (D26 TEL New Launch)

The Lentor Hills corridor in D26 (Upper Thomson, Lentor) is the natural new launch destination for AMK upgraders who want the TEL advantage and premium positioning. Lentor Hills Residences (598 units, recently completed or completing in 2025–2026) and Lentor Modern (mixed-use, integrated with Lentor MRT station) are priced at approximately $1,950–$2,100 PSF, with 3-bedroom units starting at approximately $1.7M–$1.9M. These are premium products full condominium facilities, TEL direct access, within 1km of established AMK schools and they carry correspondingly premium price tags. For AMK 5-room sellers who exit with $280,000–$350,000 net cash after CPF refund, this path is financially executable with a top-up.

Path B: D20 Resale Condo Bishan (Sky Vue / Sky Habitat)

Sky Vue (TOP 2016, 694 units) and Sky Habitat (TOP 2015, 509 units) are the flagship D20 resale condos architecturally distinctive, Bishan-Ang Mo Kio Park adjacent, and directly above Bishan MRT (NS + CC). 3-bedroom units currently trade at $1.5M–$1.8M. These projects have a track record of strong capital appreciation buyers who entered at launch have seen substantial gains and they sit within the catchment of some of Singapore's most sought-after primary schools, including Raffles Girls' Primary and Catholic High. For AMK upgraders who want to stay in D20, maximise school proximity, and buy into a project with a proven resale track record, this is the premium resale path.

Path C: D20 Resale Condo AMK Fringe (Thomson Impressions / Thomson Grand)

Thomson Impressions (TOP 2017, 288 units) and Thomson Grand (TOP 2015, 325 units) sit on the Lower Thomson Road corridor D20, but slightly north of Bishan's premium cluster and closer to AMK. 3-bedroom units trade at $1.4M–$1.7M, approximately $100,000–$150,000 below comparable Bishan units. PSF is better value than Sky Vue or Habitat, the facilities are good, and the location remains excellent for AMK families. For upgraders who want the D20 address and AMK proximity without stretching to the Bishan premium, this is the most pragmatic resale option.

Three Paths: Cost Comparison

Path	Entry Price (3BR)	ABSD (SC first)	BSD	Upfront Cash After Proceeds	Occupation
Lentor Hills D26 New Launch	~$1.8M	$0	~$56,600	$150,000–$200,000	2025–2026 (recently completed)
Sky Vue Bishan Resale	~$1.6M	$0	~$49,600	$120,000–$170,000	Immediate
Thomson Impressions Resale	~$1.4M	$0	~$36,600	$80,000–$130,000	Immediate

BSD is calculated at: first $180,000 at 1% ($1,800) + next $180,000 at 2% ($3,600) + next $640,000 at 3% ($19,200) + remainder at 4%. For a $1.8M Lentor Hills unit: $1,800 + $3,600 + $19,200 + ($1,800,000 − $1,000,000) × 4% = $56,600. Upfront cash after proceeds assumes an AMK Ave 1/3 mid-floor 4-room exit at approximately $660,000–$680,000, netting approximately $280,000–$320,000 in combined CPF OA + cash after loan discharge and CPF refund.

New Launch vs Resale: Which Makes More Sense for AMK Upgraders?

Factor	New Launch (Lentor D26)	Resale Condo (D20)
Entry price	$1.7M–$1.9M (3BR)	$1.4M–$1.8M (3BR)
Payment structure	Progressive but Lentor is near or at TOP	Full at completion
Occupation timeline	Immediate or very soon (Lentor recently completed)	Immediate
School catchment	Within 1km of AMK schools from Lentor MRT	Sky Vue/Habitat: within 1km Raffles Girls', Catholic High
TEL connectivity	Lentor MRT directly connected excellent	Bishan NS+CC; Thomson Impressions within 1km of Thomson MRT (TEL)
Capital track record	New no track record; priced at premium	Sky Vue/Habitat: 8–10 years of appreciation data available

Rental Market: AMK in 2026

Ang Mo Kio's rental market is among the strongest in the OCR, driven by a tenant base that differs meaningfully from outer estates like Sengkang or Woodlands. AMK draws expat families particularly from international schools (International School Singapore at Bukit Timah is accessible via MRT, Australian International School is in Ang Mo Kio itself), young professionals who want NS Line access to the CBD, and medical professionals at the cluster of hospitals in the D20 corridor (Tan Tock Seng, Khoo Teck Puat, and Mount Alvernia).

Private condo 2-bedroom units in D20 are renting at $3,500–$4,200 per month. 3-bedroom units are at $4,500–$5,500 per month. These are among the highest OCR rental rates in Singapore. Gross rental yield on D20 condos consistently exceeds 3.5% and for projects near top primary schools, the tenant pool includes families willing to pay a premium specifically for the school proximity, which reduces vacancy and supports rent during school years.

For AMK upgraders who plan to sell and rent temporarily during transition, budget $3,100–$3,800 per month for a 4-room equivalent rental in the AMK / Bishan area. The rental market is tight vacancy rates in D20 are low so securing a rental early (before you list the HDB) is advisable to avoid a compressed timeline.

The MOP Upgrade Timeline

Step 1 Confirm your exact MOP date. Log in to HDB MyFlat Dashboard and check the key collection date on your records. MOP is 5 years from the date your keys were collected not the estimated possession date on the BTO letter, not the BTO ballot year. For AMK 2021 BTO projects, collection dates ranged from early to late 2021 depending on project phase, meaning MOP falls at various points throughout 2026.

Step 2 Establish your AMK flat's value. Check the HDB Resale Flat Prices portal for transactions in your block and storey range within the past 6 months. For AMK, the sub-estate and proximity to MRT are dominant variables a high-floor block on AMK Ave 8 near Bishan MRT will transact materially differently from a mid-floor block on AMK Ave 10. Get this number right: it anchors your entire upgrade budget calculation.

Step 3 Calculate net proceeds and condo budget. Subtract outstanding HDB loan, CPF principal, CPF accrued interest (2.5% per year on all CPF used this compounds and catches many upgraders off guard), agent commission (typically 1%), and legal fees. The remainder in cash plus the CPF OA balance returned to you is your upgrade war chest. For most AMK mid-floor 4-room sellers in 2026, this combined figure is approximately $270,000–$350,000.

Step 4 Stress-test the mortgage before committing to a target price. At $1.6M (Sky Vue 3BR), with 25% downpayment ($400,000) and a loan of $1.2M over 30 years, the 4% stress test rate implies a monthly obligation of approximately $5,730 requiring approximately $10,400/month combined qualifying income under TDSR at 55%. For households at $10,000–$12,000/month combined, Thomson Impressions ($1.4M) is the more comfortable entry. Get an In-Principle Approval from a bank before signing anything.

Step 5 List the HDB, complete the condo purchase. AMK HDB flats are among the most liquid in the resale market good blocks in top sub-estates sell in 4–8 weeks when priced at or slightly below recent comparables. Do not overprice hoping to negotiate down: in a thin supply market, one overpriced listing can sit for 3 months while comparable units sell around it. Price realistically, sell quickly, and enter the condo market with certainty.

Key Considerations for AMK 2026 Upgraders

Small MOP cohort means less seller competition no urgency to rush. Unlike Sengkang, where 8,000 units are eligible simultaneously, AMK's 2026 MOP cohort is small enough that you are not racing against a wave of identical neighbours. Price your HDB correctly and take the time to find the right condo target without the Sengkang cohort pressure.
School catchment is your hidden premium use it when you eventually sell the condo. AMK's primary schools within 1km of certain HDB and condo blocks command 15–25% price premiums for those condos when resold. If you upgrade to a condo within the catchment of a top primary school (Raffles Girls' Primary, Catholic High, Ai Tong), you are buying into a self-reinforcing demand anchor. Market this explicitly when you eventually sell the condo.
Lentor Hills D26 TEL new launches are the best new launch option. The TEL provides direct access to Orchard (2 stops from Lentor), Marina Bay, and the CBD. For AMK families who want a new unit, good facilities, and TEL connectivity, Lentor Hills is the most logical target even though it requires a larger budget than D20 resale condos. The Lentor corridor is still in the early phases of its re-rating as a premium address.
Bishan resale condos (Sky Vue/Habitat) have the strongest long-term appreciation track record in the OCR. Buyers who entered Sky Vue and Sky Habitat at launch prices have seen consistent appreciation over 8–10 years. The upgrade target is premium relative to AMK's HDB prices, but the gap between AMK HDB proceeds and D20 Bishan condo prices is smaller than it appears for 5-room sellers and the long-term capital case for holding Bishan is well-established.