228b Ang Mo Kio Street 23 562228, Shangri-la, North-east Region, Singapore
$1,008,000
- Newly MOP. Newest 4 Room HDB with maximum lease in Ang Mo Kio. Youngest estate - Super well renovated. 100% Move in condition - Squarish and efficient layout - Flexibility to be a close kitchen for cooking and open kitchen for bigger space . Best of both world - Top primary school within 1km, perfect for family with plan to enrol kids into school - Conveniently located to many amenities and food options Accessibility: - Walking distance to Mayflower MRT Station (453m) Primary Schools (within 1km): - Ang Mo Kio Primary School - CHIJ St Nicholas Girls' School - Mayflower Primary School Primary Schools (within 2km): - Ai Tong School - Tech Ghee Primary School - Jing Shan Primary School - Catholic High - Anderson Primary School - Townsville Primary School Childcare: - MOE Kindergarten @ AMK (65m) - Pcf Sparkletots Preschool @ Teck Ghee Blk 227 (125m) - My First Skool (135m) Groceries & Supermarkets within Walking Distance: - Sheng Shiong - Fairprice NTUC - Giant Hawker Centres & Market: - Blk 226H Ang Mo Kio Street 22 Shopping Malls: - Broadway plaza (848m) - AMK Hub (1.03km) Contact Samuel @ 9.2.9.8.1.2.1.0 for an exclusive viewing now!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 8 HDB resale transactions (data.gov.sg)
Fair Value
S$1.06M
S$1,063 psf
Asking Price
S$1.01M
S$1,007 psf
vs Market
-5.2%
vs Last Done
+7.8%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
Ang Mo Kio
1157m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$1,012
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,063
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 228B ANG MO KIO ST 23 Floor 04 TO 06 | 1,001sqft | S$935,000 | ▼S$934 -12.1% vs FV | 99yr from 2021 |
May 2026 | Blk 228B ANG MO KIO ST 23 Floor 04 TO 06 | 1,001sqft | S$935,000 | ▼S$934 -12.1% vs FV | 99yr from 2021 |
May 2026 | Blk 228B ANG MO KIO ST 23 Floor 25 TO 27 | 1,001sqft | S$1,120,000 | ▲S$1,119 +5.3% vs FV | 99yr from 2021 |
May 2026 | Blk 228B ANG MO KIO ST 23 Floor 01 TO 03 | 1,001sqft | S$900,000 | ▼S$899 -15.4% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228B ANG MO KIO ST 23 Floor 10 TO 12 | 1,001sqft | S$1,015,000 | ▼S$1,014 -4.6% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228B ANG MO KIO ST 23 Floor 07 TO 09 | 1,001sqft | S$972,000 | ▼S$971 -8.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228B ANG MO KIO ST 23 Floor 16 TO 18 | 1,001sqft | S$1,028,000 | ▼S$1,027 -3.4% vs FV | 99yr from 2021 |
Feb 2026 | Blk 228B ANG MO KIO ST 23 Floor 22 TO 24 | 1,001sqft | S$1,075,000 | ▲S$1,074 +1.0% vs FV | 99yr from 2021 |
Jan 2026 | Blk 228B ANG MO KIO ST 23 Floor 22 TO 24 | 1,001sqft | S$1,060,000 | ▼S$1,059 -0.4% vs FV | 99yr from 2021 |
Blk 228B ANG MO KIO ST 23
May 2026 · Floor 04 TO 06
-12.1% vs FV
Blk 228B ANG MO KIO ST 23
May 2026 · Floor 04 TO 06
-12.1% vs FV
Blk 228B ANG MO KIO ST 23
May 2026 · Floor 25 TO 27
+5.3% vs FV
Blk 228B ANG MO KIO ST 23
May 2026 · Floor 01 TO 03
-15.4% vs FV
Blk 228B ANG MO KIO ST 23
Apr 2026 · Floor 10 TO 12
-4.6% vs FV
Blk 228B ANG MO KIO ST 23
Mar 2026 · Floor 07 TO 09
-8.7% vs FV
Blk 228B ANG MO KIO ST 23
Mar 2026 · Floor 16 TO 18
-3.4% vs FV
Blk 228B ANG MO KIO ST 23
Feb 2026 · Floor 22 TO 24
+1.0% vs FV
Blk 228B ANG MO KIO ST 23
Jan 2026 · Floor 22 TO 24
-0.4% vs FV
HELIOS AI Analysis
The recent valuation of a 4-room HDB unit in Ang Mo Kio, with a remaining lease of 93 years, stands at an estimated value of $1,063,726 or $1,063 PSF. This valuation is supported by a robust analysis of the local market, showcasing a 5.2% difference from the baseline, categorizing this property as a good deal for potential buyers. The Ang Mo Kio estate is known for its strategic location and accessibility, which continues to drive demand in the HDB market.
Our model confidence for this valuation is rated as medium, reflecting a balanced assessment based on 8 recent HDB resale transactions within the vicinity. These transactions provide a solid foundation for understanding current market dynamics, suggesting that buyers should consider the longevity of the lease and the potential for appreciation in value, particularly given the area’s consistent appeal. As Ang Mo Kio continues to evolve with urban developments, this property not only represents a substantial investment but also a desirable living space in a thriving community.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.