Blk 540 Ang Mo Kio Ave 10
Ang Mo Kio · Singapore 560540 · 293 resale transactions since 1990-06 · last sold 2026-06
Buyer-pool verdict
57% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2060.
Median psf (12m)
$555
Lease remaining
54 yrs
from 1981
Floor premium
+12.8%
top vs bottom band
Transactions
293
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2010 | — | Pro-rated 77% |
| 30 | 2015 | — | Pro-rated 83% |
| 35 | 2020 | — | Pro-rated 90% |
| 40 | 2025 | — | Pro-rated 98% |
| 45 | 2030 | 4 | Full CPF |
| 50 | 2035 | 9 | Full CPF |
| 55 | 2040 | 14 | Full CPF |
No CPF at all from 2060 (34 years away). Lease expires 2080.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 3 ROOM | $425,000 | $555 | $173,500 | 228 |
| 4 ROOM | — | — | $249,000 | 60 |
| 5 ROOM | — | — | $540,000 | 1 |
| EXECUTIVE | — | — | $471,000 | 4 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 12.8% above the bottom band.
Storey 01-03
$454
9 txns
Storey 04-06
$499
9 txns
Storey 07-09
$478
5 txns
Storey 10-12
$512
3 txns
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
65 transactions · median $358,000 · $420 psf · range $220,000–$820,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-06 | 3 ROOM | 01 TO 03 | 68 sqm | $385,000 | $526 |
| 2026-02 | 3 ROOM | 04 TO 06 | 68 sqm | $425,000 | $581 |
| 2025-11 | 3 ROOM | 04 TO 06 | 82 sqm | $490,000 | $555 |
| 2025-07 | 3 ROOM | 04 TO 06 | 82 sqm | $480,000 | $544 |
| 2025-06 | 3 ROOM | 01 TO 03 | 68 sqm | $420,000 | $574 |
| 2024-10 | 3 ROOM | 04 TO 06 | 68 sqm | $418,000 | $571 |
| 2024-07 | 3 ROOM | 01 TO 03 | 68 sqm | $385,011 | $526 |
| 2024-06 | 3 ROOM | 07 TO 09 | 68 sqm | $388,000 | $530 |
| 2024-05 | 3 ROOM | 04 TO 06 | 68 sqm | $355,000 | $485 |
| 2024-05 | 4 ROOM | 04 TO 06 | 93 sqm | $500,000 | $499 |
| 2023-08 | 4 ROOM | 01 TO 03 | 91 sqm | $445,000 | $454 |
| 2023-07 | 3 ROOM | 01 TO 03 | 68 sqm | $328,000 | $448 |
| 2023-05 | 3 ROOM | 01 TO 03 | 68 sqm | $330,000 | $451 |
| 2023-02 | 3 ROOM | 10 TO 12 | 68 sqm | $333,000 | $455 |
| 2023-02 | 3 ROOM | 01 TO 03 | 68 sqm | $370,000 | $506 |
| 2023-02 | 3 ROOM | 07 TO 09 | 68 sqm | $380,000 | $519 |
| 2022-08 | 3 ROOM | 07 TO 09 | 68 sqm | $350,000 | $478 |
| 2022-08 | 3 ROOM | 10 TO 12 | 68 sqm | $380,888 | $520 |
| 2022-07 | 3 ROOM | 04 TO 06 | 68 sqm | $358,000 | $489 |
| 2022-06 | 3 ROOM | 10 TO 12 | 68 sqm | $375,000 | $512 |
| 2022-05 | 4 ROOM | 04 TO 06 | 91 sqm | $438,000 | $447 |
| 2022-03 | 3 ROOM | 07 TO 09 | 82 sqm | $395,000 | $448 |
| 2021-10 | 3 ROOM | 04 TO 06 | 68 sqm | $330,000 | $451 |
| 2021-09 | 3 ROOM | 07 TO 09 | 68 sqm | $313,000 | $428 |
| 2021-09 | 3 ROOM | 01 TO 03 | 68 sqm | $315,000 | $430 |
| 2021-09 | 3 ROOM | 01 TO 03 | 82 sqm | $340,000 | $385 |
| 2021-05 | 3 ROOM | 07 TO 09 | 68 sqm | $310,000 | $424 |
| 2021-05 | 4 ROOM | 04 TO 06 | 93 sqm | $400,000 | $400 |
| 2021-01 | 3 ROOM | 10 TO 12 | 68 sqm | $298,000 | $407 |
| 2020-10 | 3 ROOM | 07 TO 09 | 82 sqm | $321,000 | $364 |
| 2020-07 | 3 ROOM | 10 TO 12 | 68 sqm | $272,000 | $372 |
| 2020-06 | 5 ROOM | 07 TO 09 | 136 sqm | $540,000 | $369 |
| 2020-02 | 4 ROOM | 10 TO 12 | 93 sqm | $368,800 | $368 |
| 2019-07 | 3 ROOM | 07 TO 09 | 68 sqm | $251,000 | $343 |
| 2019-04 | 3 ROOM | 07 TO 09 | 82 sqm | $275,000 | $312 |
| 2018-08 | 3 ROOM | 10 TO 12 | 68 sqm | $280,000 | $383 |
| 2017-05 | 4 ROOM | 07 TO 09 | 93 sqm | $448,000 | $448 |
| 2015-08 | EXECUTIVE | 04 TO 06 | 163 sqm | $820,000 | $467 |
| 2015-05 | 4 ROOM | 01 TO 03 | 93 sqm | $414,000 | $414 |
| 2015-05 | 4 ROOM | 10 TO 12 | 93 sqm | $463,000 | $463 |
| 2014-11 | 4 ROOM | 07 TO 09 | 93 sqm | $435,000 | $435 |
| 2014-09 | 4 ROOM | 04 TO 06 | 93 sqm | $420,000 | $420 |
| 2013-07 | 4 ROOM | 01 TO 03 | 93 sqm | $461,000 | $461 |
| 2011-09 | 4 ROOM | 04 TO 06 | 91 sqm | $417,000 | $426 |
| 2011-02 | 4 ROOM | 04 TO 06 | 91 sqm | $395,000 | $403 |
| 2011-01 | 4 ROOM | 10 TO 12 | 93 sqm | $395,088 | $395 |
| 2010-05 | 4 ROOM | 10 TO 12 | 91 sqm | $347,000 | $354 |
| 2010-05 | 4 ROOM | 10 TO 12 | 91 sqm | $347,000 | $354 |
| 2010-01 | 4 ROOM | 10 TO 12 | 93 sqm | $355,000 | $355 |
| 2009-10 | 4 ROOM | 01 TO 03 | 93 sqm | $327,000 | $327 |
| 2009-10 | EXECUTIVE | 04 TO 06 | 163 sqm | $552,000 | $315 |
| 2009-04 | 4 ROOM | 10 TO 12 | 93 sqm | $353,000 | $353 |
| 2009-03 | 4 ROOM | 07 TO 09 | 91 sqm | $338,500 | $346 |
| 2008-05 | 4 ROOM | 01 TO 03 | 93 sqm | $273,000 | $273 |
| 2008-03 | 4 ROOM | 10 TO 12 | 93 sqm | $285,000 | $285 |
| 2007-11 | 4 ROOM | 10 TO 12 | 94 sqm | $295,000 | $292 |
| 2007-07 | 4 ROOM | 04 TO 06 | 93 sqm | $255,000 | $255 |
| 2006-08 | 4 ROOM | 04 TO 06 | 91 sqm | $245,000 | $250 |
| 2004-11 | 4 ROOM | 07 TO 09 | 91 sqm | $228,000 | $233 |
| 2004-02 | 4 ROOM | 07 TO 09 | 93 sqm | $225,000 | $225 |
| 2003-08 | 4 ROOM | 07 TO 09 | 93 sqm | $220,000 | $220 |
| 2003-06 | 4 ROOM | 10 TO 12 | 93 sqm | $220,000 | $220 |
| 2003-02 | EXECUTIVE | 04 TO 06 | 163 sqm | $370,000 | $211 |
| 2003-01 | EXECUTIVE | 07 TO 09 | 163 sqm | $390,000 | $222 |
| 2002-04 | 4 ROOM | 10 TO 12 | 91 sqm | $220,000 | $225 |