228b Ang Mo Kio Street 23 562228, Shangri-la, North-east Region, Singapore
$918,000
* NEW EXCLUSIVE 4 ROOM HDB LISTING AT ANG MO KIO COURT * 5 Years Newly MOP Unit, Not To Be Missed! MRT, Food, Groceries & School All Within Walking 5 Mins Walking Distance! One of the Best Priced Units in a Newly MOP Cluster in Ang Mo Kio Mature Estate Key Features: ○ Very Convenient location ○ No West Sun ○ Renovated & Well Maintained ○ Efficient & Spacious layout ○ Bright & Windy ○ Nice Greenery View ○ Corner Unit ○ Future Cross Island Line, Potential for Growth ○ Doorstep to Amenities - Coffee shop, market, laudromat, grocery & shops within 5 mins walk ○ 1km to CHIJ St Nicholas Girls School, Ang Mo Kio Pri, Mayflower Pri Perfect for Families, Singles or Retirees looking for a comfortable & convenient location! ⭑ MRT/Bus - 5 mins walk to Mayflower MRT (Thomson East-Coast Line) - Nearest Bus Stop 1-2 mins walk: - 3 stops to Ang Mo Kio MRT (North-South Line) - 3 stops to Ang Mo Kio Bus Interchange ⭑ Schools Within 1km 1. CHIJ St Nicholas Girls School 2. Ang Mo Kio Pri 3. Mayflower Pri 4. Moe Kindergarten @ Ang Mo Kio 5. Pcf Sparkletots Preschool 6. My First Skool ⭑ Nearby Groceries & Amenities - Kebun Bahru Market 2 Mins walk away - Kebun Bahru Food Centre - 4 coffeeshops ( 2 directly downstairs, others within walking distance ) - Sheng Shiong Supermarket (24 hours) - Kebun Bahru CC with Renovated ActiveSG Gym - Bishan-Ang Mo Kio Park - Fairprice Xtra (24 hours) @ Ang Mo Kio Hub 3 Months Extension needed. Call/SMS/Whatsapp Klarris Leong 9339 XXXX for Exclusive Viewing!
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$918,000
S$917 psf
vs Market
-13.7%
vs Last Done
-1.8%
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
In the vibrant district of Ang Mo Kio, the valuation of a 4-room HDB unit presents a compelling opportunity for potential buyers. With a remaining lease of 93 years, this property is estimated at $1,063,726, translating to an impressive $1,063 per square foot. This valuation indicates a significant market signal, categorizing it as a "Good Deal" with a notable 13.7% difference from the baseline. Such a discrepancy suggests that the property is attractively priced relative to its peers, thus appealing to both first-time homeowners and seasoned investors alike.
The analysis is underscored by recent market performance, with data drawn from eight comparable HDB resale transactions within the vicinity. While the model confidence is rated as medium, the consistency of these transactions provides a solid foundation for the valuation. As Singapore's real estate landscape continues to evolve, this Ang Mo Kio HDB unit stands out not only for its favorable pricing but also for the enduring value associated with long leases in sought-after neighborhoods. The combination of a substantial remaining lease and the current market dynamics positions this property as an exceptional investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.