Statutory Overview & Urban Master Plan Framework
Ang Mo Kio is a mature HDB town and planning area in north-eastern Singapore. HDB identifies Ang Mo Kio as its seventh town, developed from 1973, with the first groups of flats built in Neighbourhoods 2 and 3. The town centre was introduced in the early 1980s, and AMK Hub opened in 2007 as part of the town-centre revitalisation. The latest Census of Population planning-area data gives Ang Mo Kio a resident population of 162,280 in 2020; this is a census figure rather than a 2026 population estimate. The area combines established public housing, schools, parks, neighbourhood food centres and strong rail and bus connectivity.
Key District Highlights & Urban Criteria
AMK Hub is a major retail destination in the town centre with more than 200 shops across six levels. It is connected to Ang Mo Kio MRT Station and Ang Mo Kio Bus Interchange.
The 62-hectare park stretches about 3 km between Bishan and Ang Mo Kio and includes the naturalised Kallang River, gardens, lawns and recreational spaces. The park is open 24 hours and public entry is free.
The National Heritage Board recognises the Kebun Baru Birdsinging Club as Singapore's largest bird-singing and display arena. It is near Block 159 Ang Mo Kio Avenue 5 and can accommodate more than 1,000 cages.
HDB's median resale prices for Ang Mo Kio transactions registered in the first quarter of 2026 were S$441,800 for 3-room flats, S$630,000 for 4-room flats and S$1,090,000 for 5-room flats. These are median transacted prices, not asking-price ranges or guaranteed valuations.
What Ang Mo Kio is like
Content
Ang Mo Kio is a mature residential town planned around neighbourhood precincts and a central town centre. HDB's town-design history records the first slab blocks in 1973, a 29-hectare town centre introduced in the early 1980s, and the distinctive circular-floor-plan Block 259 completed in 1981. The town also contains established green spaces such as Ang Mo Kio Town Garden East and West and sits next to Bishan-Ang Mo Kio Park.
MRT and public transport
MRT & Transit Connectivity
Ang Mo Kio
NS16The existing Ang Mo Kio MRT Station is on the North-South Line and is directly connected to the town's main retail and bus-interchange area.
Yio Chu Kang
NS15Yio Chu Kang MRT Station serves the northern part of the wider Ang Mo Kio area and is next to Nanyang Polytechnic and the Ang Mo Kio Sports Hall area.
Mayflower
TE6Mayflower MRT Station serves the Kebun Baru and nearby Ang Mo Kio neighbourhoods. The Thomson-East Coast Line station is useful for access to the western side of Ang Mo Kio and nearby schools and community facilities.
Lentor
TE5Lentor MRT Station provides additional access for the northern and north-western side of the broader Ang Mo Kio/Lentor area. It should not be treated as an Ang Mo Kio town-centre station.
Future Cross Island Line (CRL) Interchange
Station
Ang Mo Kio
Code
CR11
Interchange
North-South Line NS16
Status
Under construction
Target
CRL Phase 1 is targeted to open in 2030
Details
The Cross Island Line Phase 1 includes a future Ang Mo Kio station adjacent to the existing North-South Line infrastructure around Ang Mo Kio Avenue 3 and Avenue 8. The future station will interchange with the North-South Line at Ang Mo Kio. The Cross Island Line is expected to provide additional route options across the eastern, north-eastern and western parts of Singapore.
Bus Connectivity
Details
Ang Mo Kio Bus Interchange is part of the town-centre transport network and provides numerous services connecting the town with surrounding neighbourhoods. Bus routes and operating patterns can change, so travellers should check the current LTA or public-transport journey-planning information before travelling.
Shopping and food
Malls, Food Centres & Venues
AMK Hub
AMK Hub is located at 53 Ang Mo Kio Avenue 3. Its current operator information describes more than 200 shops across six levels and confirms its connection to Ang Mo Kio MRT and Ang Mo Kio Bus Interchange.
Hawker Centres & Local Food Markets
724 Ang Mo Kio Market & Food Centre
A neighbourhood market and food-centre destination at Block 724 Ang Mo Kio Avenue 6.
Chong Boon Market & Food Centre
A neighbourhood market and food-centre destination serving the Chong Boon area of Ang Mo Kio.
Parks And Attractions
Bishan-Ang Mo Kio Park
A 62-hectare park opened in 1988 and redeveloped and renamed Bishan-Ang Mo Kio Park in 2012. The park is about 3 km long, follows the Kallang River and includes Pond Gardens and River Plains. NParks states that the park is open 24 hours and entry is free.
Ang Mo Kio Town Garden West
A 21-hectare town garden completed in 1983 and documented by the National Heritage Board as an important part of Ang Mo Kio's town history.
Ang Mo Kio Town Garden East
A landscaped town garden near Ang Mo Kio MRT and the town centre, forming part of the green network of the mature town.
Kebun Baru Birdsinging Club
Located near Block 159 Ang Mo Kio Avenue 5 at the foot of Ang Mo Kio Town Garden West. The National Heritage Board describes it as Singapore's largest bird-singing and display arena and states that it can accommodate more than 1,000 cages.
Schools and tertiary institutions
Educational Institutions
Nanyang Polytechnic
Located in the Ang Mo Kio area and served by Yio Chu Kang MRT and nearby bus services.
Anderson Serangoon Junior College
A junior college serving the post-secondary education sector in the Ang Mo Kio/Serangoon area.
CHIJ St. Nicholas Girls' School
Located at 501 Ang Mo Kio Street 13.
Ang Mo Kio Primary School
Located at 20 Ang Mo Kio Avenue 3.
HDB resale prices in Ang Mo Kio
Reference Period
1st Quarter 2026
Source Type
HDB median resale prices by town and flat type
HDB Resale Median Price Table (1Q 2026)
| Flat Type | Median Resale Price (1Q 2026) |
|---|---|
| 3-room | S$441,800 |
| 4-room | S$630,000 |
| 5-room | S$1,090,000 |
| Executive | Not reported in HDB's 1Q 2026 Ang Mo Kio table |
Interpretation
These figures are medians for resale cases registered in 1Q 2026. They should not be converted into a blanket price range for all Ang Mo Kio flats because actual prices vary by flat type, size, floor, remaining lease, location, condition and transaction circumstances.
Important HDB Resale Buyer Considerations
Hdb Resale Process
Check the specific flat and HDB eligibility
Confirm the flat's current EIP/SPR quota status and review the HDB Flat Eligibility requirements applicable to the household.
Apply for the HFE letter
Apply through the HDB Flat Portal. For resale purchases, a valid HFE letter is required before obtaining an Option to Purchase and when submitting the resale application.
Review the actual transaction evidence
Use HDB's resale information and recent comparable transactions rather than relying only on town-wide median prices.
Check the flat's specific conditions
Consider remaining lease, flat type, floor, size, location, upgrading matters and the condition of the flat before agreeing to a price.
Complete the HDB resale process
Follow the prevailing HDB resale procedures, including the Option to Purchase and resale application requirements and any applicable completion requirements.
Visitor Route
Start at Ang Mo Kio MRT and AMK Hub
Use Ang Mo Kio MRT Station NS16 and the connected AMK Hub and bus-interchange area as the central starting point.
Explore the town centre and neighbourhood food options
Visit AMK Hub and nearby neighbourhood markets and food centres such as 724 Ang Mo Kio Market & Food Centre.
Visit Bishan-Ang Mo Kio Park
Use Ang Mo Kio Avenue 1 access to explore the park, river plains and landscaped areas.
Explore Ang Mo Kio Town Garden West and Kebun Baru
The western side of the town provides access to Ang Mo Kio Town Garden West and the heritage-listed Kebun Baru Birdsinging Club near Block 159.
Use Mayflower or Yio Chu Kang for nearby destinations
Mayflower TE6 and Yio Chu Kang NS15 provide alternative rail access depending on the part of the wider Ang Mo Kio area being visited.
Frequently Asked Questions (FAQ)
Official Statutory References & Government Sources
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