228a Ang Mo Kio Street 23 561228, Shangri-la, North-east Region, Singapore
$1,300,000
Rare 3Gen 5 room @ Ang Mo Kio| High-Floor | Walk to Schools & Mall | Renovated | From $1.3M 🏡 Units Details • 5 room 3Gen (Multi-Generation Layout) • Built in 2020 (Young Development) • 1,292 sqft • High-floor, Corner unit • Unblocked View • Squarish Layout • Renovated & Well-Maintained • Main Door – South facing • Living – North Facing • Ethnic quota : Open to all races (as of March26) • Extension required • No Contra required 🚇 Connectivity •Walking distance to Mayflower MRT * Easy access to major roads and expressways * Well-Connected mature Ang Mo Kio Estate 🏫 Schools Within Walking Distance * Ang Mo Kio Primary School * Ang Mo Kio Secondary School * Mayflower Secondary School 🛍️ Amenities & Lifestyle * Walking distance to Kebun Baru Mall * Walking distance to wet market & eateries * Near Ang Mo Kio Community Club * Near Kebun Baru Community Club * Surrounded by supermarkets & daily convenience ===== We help owners sell their HDB @$1999, Condo @$4999 & Landed @$9999 fixed commission =====
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
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…


License: L3007139C
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$1.36M
S$1,055 psf
Asking Price
S$1.30M
S$1,006 psf
vs Market
-4.7%
vs Last Done
-3.6%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
1141m away
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$1,005
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$1,055
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,216sqft | S$1,270,000 | ▼S$1,044 -1.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,216sqft | S$1,270,000 | ▼S$1,044 -1.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 07 TO 09 | 1,216sqft | S$1,148,000 | ▼S$944 -10.5% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 13 TO 15 | 1,216sqft | S$1,250,000 | ▼S$1,028 -2.6% vs FV | 99yr from 2021 |
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
-1.0% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
-1.0% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 13 TO 15
-2.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Ang Mo Kio, with a remaining lease of 93 years, stands at an estimated value of $1,363,665, translating to a price per square foot (PSF) of $1,055. This valuation reflects a 4.7% difference from the baseline market price, suggesting a moderate premium in the current market context. Given the area's robust demand and the extended lease period, Ang Mo Kio continues to be a sought-after location for both homeowners and investors alike.
However, the model confidence for this valuation is noted as low, indicating that external market factors may be influencing the estimated value. The analysis is grounded in recent data from three comparable HDB resale transactions within the vicinity, which provides a contextual understanding of pricing dynamics. While the premium suggests a degree of optimism in the market, potential buyers should consider the broader economic indicators and housing trends that could impact future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.