Private property prices per square foot in Kebun Bahru
Medium confidence95% CI $2,020–$2,160 per ft²n = 35 caveats
The median private resale price in Kebun Bahru (Ang Mo Kio, North-East Region) is S$2,090 per square foot (S$22,500 per square metre), from 35 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +3.0% a year in cash terms, or +1.0% a year after inflation. HDB resale here runs S$574 per square foot from 139 resales, at a median 4-room price of S$559,000: a separate register, never combined with the private figures.
Map of 1 private developments in Kebun Bahru that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Kebun Bahru
Median price per ft²
$574
n = 139 resales
Median resale price
$450,000
median flat 786 ft²
Median lease remaining
52 yrs
of a 99-year lease
3 of 139 resales here crossed $1,000,000 in the last 12 months (2.2%).
How prices are spread in Kebun Bahru
Distribution of S$/ft² for 139 resales in Kebun Bahru over the last 12 months. They run from $420 to $776. The median is $574/ft² with a 95% CI of $560 to $589 and a middle 60% running $540 to $631. Every one of these sales is listed in the table below.
- p20 $540
- p80 $631
- 95% CI $560–$589
By flat type
Every HDB resale registered here in the last 12 months.
Price by remaining lease
Every HDB flat is a 99-year leasehold, and the resale market prices the shortening tail in.
Too few 4-room resales per lease band (8 per band, over 36 months) to chart lease decay here. Ang Mo Kio usually can.
Price by floor, 4-room
Kebun Bahru, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.
| Storey band | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Floors 1 to 3 | $545/ft² | n = 9 |
| Floors 4 to 6 | $546/ft² | n = 9 |
| Floors 10 to 12 | $591/ft² | n = 9 |
Buyers: Where does a price sit?
Ranked against 139 resales in Kebun Bahru (12 months).
S$450,000 for 784 ft² is around the 49th percentile of the 139 resales recorded here.
Sellers: How much is my flat worth?
At the median of S$574 per square foot, over 139 resales (12 months).
A market figure for that size in Kebun Bahru, not a valuation of your flat.
S$450,000
middle 60% of resales: S$423,000 to S$495,000 for that size · 139 resales, 12 months
Resales (last 12 months)
139 sales
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Aug 2026 | 101 Ang Mo Kio Ave 3 | S$755,000 | 5-room | 51 yrs | $599 | |
| Aug 2026 | 178 Ang Mo Kio Ave 4 | S$525,000 | 4-room | 54 yrs | $525 | |
| Aug 2026 | 103 Ang Mo Kio Ave 3 | S$500,000 | 3-room | 51 yrs | $628 | |
| Aug 2026 | 119 Ang Mo Kio Ave 3 | S$413,888 | 3-room | 51 yrs | $574 | |
| Aug 2026 | 129 Ang Mo Kio Ave 3 | S$410,000 | 3-room | 52 yrs | $522 | |
| Aug 2026 | 152 Ang Mo Kio Ave 5 | S$408,888 | 3-room | 54 yrs | $558 | |
| Aug 2026 | 126 Ang Mo Kio Ave 3 | S$400,000 | 3-room | 51 yrs | $555 | |
| Aug 2026 | 129 Ang Mo Kio Ave 3 | S$398,888 | 3-room | 52 yrs | $507 | |
| Aug 2026 | 124 Ang Mo Kio Ave 6 | S$388,000 | 3-room | 52 yrs | $538 | |
| Aug 2026 | 180 Ang Mo Kio Ave 5 | S$358,000 | 3-room | 54 yrs | $489 | |
| Jul 2026 | 171 Ang Mo Kio Ave 4 | S$690,000 | 5-room | 55 yrs | $504 | |
| Jul 2026 | 175 Ang Mo Kio Ave 4 | S$545,000 | 4-room | 54 yrs | $556 | |
| Jul 2026 | 117 Ang Mo Kio Ave 4 | S$463,000 | 3-room | 51 yrs | $582 | |
| Jul 2026 | 108 Ang Mo Kio Ave 4 | S$438,000 | 3-room | 51 yrs | $608 | |
| Jul 2026 | 126 Ang Mo Kio Ave 3 | S$435,000 | 3-room | 51 yrs | $603 | |
| Jul 2026 | 118 Ang Mo Kio Ave 4 | S$410,000 | 3-room | 51 yrs | $515 | |
| Jul 2026 | 174 Ang Mo Kio Ave 4 | S$410,000 | 3-room | 59 yrs | $635 | |
| Jul 2026 | 170 Ang Mo Kio Ave 4 | S$400,000 | 3-room | 59 yrs | $620 | |
| Jul 2026 | 170 Ang Mo Kio Ave 4 | S$400,000 | 3-room | 59 yrs | $609 | |
| Jul 2026 | 182 Ang Mo Kio Ave 5 | S$400,000 | 3-room | 54 yrs | $546 |
Private prices in Kebun Bahru
Median price per ft²
$2,090
95% CI $2,020–$2,160 · n = 35 strata caveats (12 months)
Median price
$2,065,000
n = 35 resale caveats (12 months)
How private prices are spread in Kebun Bahru
Distribution of S$/ft² across 35 private resale caveats in Kebun Bahru over the last 12 months. They run from $1,810 to $2,360. The median is $2,090/ft² with a 95% interval of $2,020 to $2,160 and a middle 60% running $1,960 to $2,220.
- p20 $1,960
- p80 $2,220
- 95% CI $2,020–$2,160
The tails of this distribution are not published here: a 5th or 95th percentile needs at least 50 caveats carrying a rate, and Kebun Bahru has 35. The middle 60% and the interval above rest on those same 35 caveats.
By property type
Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.
| Property type | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Condominiummedian $2,065,000 | $2,090/ft² | n = 35 |
Buyers: Where does a price sit?
Placed on the published percentiles for 35 caveats in Kebun Bahru (12 months).
S$2,065,000 for 988 ft² is around the 50th percentile of the 35 caveats recorded here.
Sellers: How much is my home worth?
At the median of S$2,090 per square foot, over 35 caveats (12 months).
A market figure for that size in Kebun Bahru, not a valuation of your flat.
S$2,070,000
middle 60% of caveats: S$1,940,000 to S$2,190,000 for that size · 35 caveats, 12 months
Private sales by project in Kebun Bahru
1 development with at least ten caveats in the last 12 months.
URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.
Public (HDB) rents in Kebun Bahru
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-room
7.3%
on 53 years of lease remaining
Median rent, 4-room
$3,400/mo
from 70 approved rentals (12 months)
Median resale price, 4-room
$559,000
from 34 resales (12 months)
Rent by flat type
Approved HDB rentals in Kebun Bahru over the last 12 months, each flat type against the resale price of the same flat type.
| Flat type | Median monthly rent | Gross yield |
|---|---|---|
| 3-room | $2,800/mo | 8.0% |
| 4-room | $3,400/mo | 7.3% |
Private rents in Kebun Bahru
Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.
Gross yield range
n/a
too few lettings and resales in any one size band
Median monthly rent
$3,750/mo
middle 50% $3,000–$4,380 · all sizes, 125 contracts (12 months)
Median resale price
$2,065,000
all sizes, 35 resale caveats (12 months)
Rent by unit size
Lease contracts lodged with URA in Kebun Bahru over the last 12 months, each size band against the resale price of the same size band.
| Unit size | Median monthly rent | Gross yield |
|---|---|---|
| 40–50 m² | $3,000/mo | too few lettings and too few resales |
| 60–70 m² | $3,800/mo | too few lettings and too few resales |
| 70–80 m² | $3,875/mo | too few lettings and too few resales |
| 90–100 m² | $5,000/mo | too few lettings and too few resales |
| 100–110 m² | $5,100/mo | too few lettings and too few resales |
| 120–130 m² | $6,300/mo | too few lettings and too few resales |
97 of 125 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.
Rent by bedrooms
Lease contracts lodged with URA in Kebun Bahru over the last 12 months.
| Bedrooms | Median monthly rent | Transactions behind the figure |
|---|---|---|
| 1 bedroom | $3,000/mo | n = 47 |
| 2 bedrooms | $3,800/mo | n = 49 |
| 3 bedrooms | $5,000/mo | n = 26 |
122 of 125 contracts are in the rows above. 3 are in sizes with too few lettings to publish.
Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.
More on Kebun Bahru (21 links)
Elsewhere in Ang Mo Kio
Head to head
Ranked here
Further reading
Nearby areas
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
Cite us
HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
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Plain text
IndexProp SG, "Property prices in Kebun Bahru", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/kebun-bahru. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.
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<a href="https://indexprop.com/sg/property-prices/neighbourhood/kebun-bahru">Property prices in Kebun Bahru - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.
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