253 Ang Mo Kio Street 21 HDB Price Trends & Resale Analysis
Block 253 Ang Mo Kio Street 21 has emerged as a solid investment opportunity within Singapore's established Ang Mo Kio estate, with resale prices ranging from $935,888 to $1,038,888 for 5-room units in the past 12 months.[1][2] This cluster article provides Homejourney's comprehensive analysis of pricing trends, market dynamics, and investment considerations for buyers and investors evaluating this block.
Current Market Pricing at Block 253
As of February 2026, Block 253 demonstrates healthy resale activity with 5 units transacted between February 2025 and January 2026.[1] The pricing landscape varies significantly based on unit configuration and size:
- 5-room units (127-138 sqm): $935,888 to $1,038,888 ($679-$700 psf)[1][2]
- Average price per square foot: $690 psf for larger units[1]
- Current asking prices: $968,000 to $998,000 ($702-$724 psf)[4]
The variation in pricing reflects differences in unit size, floor level, and remaining lease. Units on higher floors (10-12) command premium prices, while lower-floor units (4-6) offer better value for budget-conscious buyers.[2]
Price Trends: 10-Year Historical Analysis
Block 253's resale market shows consistent appreciation over the past decade. Transaction data reveals:
- 2015-2016: 2 transactions annually, establishing baseline pricing
- 2017-2020: Moderate activity with 1-3 transactions yearly
- 2021-2023: Increased market interest with 2-3 transactions per year
- 2024-2025: Strong momentum with 5 transactions in the past 12 months[1]
This upward trend in transaction volume suggests growing buyer confidence in the block and the broader Ang Mo Kio estate. The increased activity indicates that Block 253 is becoming a preferred choice for HDB resale buyers in the area.
Comparative Price Analysis Within Ang Mo Kio
Block 253 offers competitive pricing relative to nearby blocks on Ang Mo Kio Street 21. The block's pricing at $690-$700 psf positions it favorably within the estate, particularly for buyers seeking larger 5-room units. Rental yields also remain attractive, with monthly rents ranging from $3,600 to $4,300 for 5-room units, translating to gross rental yields of approximately 4.5-5.5% annually.[1][3]
For investors, this combination of moderate resale prices and stable rental income makes Block 253 an interesting option for long-term portfolio building. The estate's mature infrastructure and established community support sustained demand.
Key Factors Influencing Block 253 Valuations
Remaining Lease Impact: Recent transactions show units with 69 years remaining lease (sold in 2025) commanding prices around $1,010,000-$1,038,888.[2] This remaining lease duration is critical for CPF withdrawal eligibility and long-term value retention. Units with leases below 60 years may face financing restrictions and reduced buyer appeal.
Floor Level Premium: Units on levels 10-12 consistently achieve higher prices ($1,038,888 in May 2025) compared to levels 4-6 ($938,888 in July 2025), reflecting buyer preference for higher floors and unblocked views.[2]
Unit Size Variations: Larger units (138 sqm) outperform smaller configurations (127 sqm) by approximately $50,000-$100,000, despite similar price-per-square-foot metrics. This reflects buyer preference for additional space in family-sized units.
Rental Market Dynamics
Block 253's rental market provides valuable insights for investors evaluating yield potential. Over the past 8 years, rental activity has remained consistent with 2-6 transactions annually.[1] Recent rental data shows:
- February 2025: $3,600/month
- July 2025: $3,600/month
- October 2025: $4,300/month
- November 2025: $3,700/month[3]
The stability of rental rates around $3,600-$4,300 monthly demonstrates consistent tenant demand. This rental stability is particularly attractive for investors seeking passive income while maintaining capital appreciation potential. The block's proximity to transport and amenities supports strong rental appeal among young professionals and families.
Investment Considerations for Block 253
Strengths: Block 253 benefits from Ang Mo Kio's mature estate status, established community infrastructure, and strong transport connectivity. The block's consistent transaction activity indicates healthy market liquidity, making it relatively easy to buy or sell compared to less active blocks.
Market Position: With prices at $690-$700 psf, Block 253 offers better value than newer estates while maintaining the stability of a 20+ year old block. The estate's food scene, proximity to Bishan-Ang Mo Kio Park, and excellent MRT connectivity enhance long-term desirability.
Lease Consideration: Buyers should note that units currently available have approximately 69 years remaining lease. While this is acceptable for most buyers, those planning to hold for 30+ years should factor in future lease depreciation. CPF withdrawal limits may apply to units with leases below 60 years at the time of purchase.
Recent Transaction Highlights
The most recent transactions at Block 253 provide valuable pricing benchmarks:
- August 2025: 136 sqm unit sold for $1,010,000 ($690 psf)
- July 2025: 128 sqm unit sold for $938,888 ($681 psf)
- June 2025: 127 sqm unit sold for $985,000 ($721 psf)
- May 2025: 138 sqm unit sold for $1,038,888 ($700 psf)[2]
These transactions demonstrate that buyers are actively competing for units at Block 253, with multiple offers common for well-maintained units on higher floors. The range of prices reflects the market's valuation of different unit configurations and floor levels.
Homejourney's Trusted Analysis Advantage
At Homejourney, we prioritize your safety and confidence in every property decision. Our analysis of Block 253 is built on verified transaction data, transparent pricing information, and expert market insights. We understand that HDB resale purchases represent one of life's most significant financial decisions, which is why we've compiled comprehensive, current data to help you make informed choices.
Our commitment to user safety means we verify all pricing information against official HDB records and recent transactions. We acknowledge when market data is limited and provide context for price variations, ensuring you understand the factors driving valuations at this block.
Finding Your Next Home at Block 253
Ready to explore resale flats at Block 253 Ang Mo Kio Street 21? Browse available HDB resale listings on Homejourney to view current units for sale, detailed floor plans, and transaction history. Our platform provides the transparency and verification you need to compare options confidently.
For financing guidance, use our HDB loan calculator to understand your affordability and monthly payment estimates. First-time buyers should explore CPF Housing Grant eligibility, which can reduce your down payment by up to $80,000.
Frequently Asked Questions
What is the typical price range for 5-room units at Block 253?
Recent transactions show 5-room units ranging from $935,888 to $1,038,888, with an average of $985,000. Prices vary based on unit size (127-138 sqm), floor level, and remaining lease duration. Higher floors and larger units command premium prices.[1][2]
Is Block 253 a good investment for rental income?
Yes, Block 253 offers stable rental yields of 4.5-5.5% annually, with consistent monthly rents between $3,600-$4,300 for 5-room units. The block's mature location and transport connectivity support steady tenant demand, making it suitable for investors seeking passive income.[1][3]
How many units are typically available for sale at Block 253?
Block 253 shows healthy transaction activity with 5 units sold in the past 12 months. While availability varies monthly, the consistent activity indicates good market liquidity, making it relatively easy to find and purchase units compared to less active blocks.
What factors most affect pricing at Block 253?
The main pricing drivers are: (1) unit size—larger units command higher prices; (2) floor level—higher floors (10-12) achieve 5-10% premiums over lower floors; (3) remaining lease—units with 69 years lease are valued higher than those approaching 60 years; and (4) unit condition and recent upgrades.[2]
How does Block 253's pricing compare to other Ang Mo Kio blocks?
Block 253 offers competitive pricing at $690-$700 psf for 5-room units, positioning it favorably within Ang Mo Kio. The block's mature status, established amenities, and strong transport links support this pricing level while offering better value than newer estates.
Next Steps: Your HDB Resale Journey
Understanding Block 253's price trends is the first step toward making a confident HDB resale purchase. Homejourney is committed to supporting your journey with verified data, transparent pricing information, and expert guidance every step of the way.
To explore current listings and learn more about HDB financing options, visit our property search page where you can filter by block, price range, and unit type. Our team of trusted agents specializes in Ang Mo Kio resale transactions and can guide you through the entire buying process.
For comprehensive information about buying HDB resale flats, grants, and financing, refer to our main guide on HDB resale buying in Ang Mo Kio. This resource covers eligibility requirements, grant amounts, loan options, and the complete transaction process.
