228a Ang Mo Kio Street 23 561228, Shangri-la, North-east Region, Singapore
$1,500,000
New Listing | Rare 3Gen 4-Bedder @ Blk 228A Ang Mo Kio Ave 3 | Extensive Renovation | Move-In Ready Spacious • Renovated • Functional • Excellent Value Looking for a well-renovated multi-generational home in a mature estate? This rare 3Gen unit offers generous space, practical layout, and quality finishes — ideal for families seeking comfort and convenience. Key Highlights - Rare 3Gen 4-bedroom layout — ideal for extended families - Over $150,000 spent on renovation — tastefully done, move-in condition - Regular, efficient layout — no odd corners, excellent space utilization - Well-maintained home — save time, cost, and renovation hassle Excellent Connectivity - Approx 8 mins walk to Mayflower MRT (TEL) - Direct buses to Ang Mo Kio Hub & city - Easy access to CTE & upcoming North-South Corridor Amenities & Convenience - Surrounded by Coffeeshops, Supermarkets & Food Centres and daily essentials - Minutes to Ang Mo Kio Hub, Jubilee Square & Thomson Plaza - Everything you need within easy reach Within 1–2KM to Popular Schools - CHIJ St Nicholas Girls’ School - Ai Tong School - Mayflower Primary & Secondary - Ang Mo Kio Primary & Secondary & more Why This Unit? A rare 3Gen unit with extensive renovation already completed — perfect for buyers who value space, functionality, and immediate move-in convenience. A great opportunity in a highly sought-after estate. Additional Info - Eligible for all ethnic groups & SPRs - Can only purchase with Parents - Serious & motivated sellers **Welcome all buyers & co-broke agents** Please contact Leon at mobile (65) 8608XXXX for more information/ exclusive viewing arrangement. Thank You.
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…


License: L3008022J
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Automated Valuation based on 14 HDB resale transactions (data.gov.sg)
Fair Value
S$1.35M
S$1,048 psf
Asking Price
S$1.50M
S$1,161 psf
vs Market
+10.8%
vs Last Done
+8.6%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
14 comps
Nearest MRT
Ang Mo Kio
1141m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
14 comparable transactions
S$998
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$1,048
Recent Comparable Transactions
10 shown · 14 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 228A ANG MO KIO ST 23 Floor 19 TO 21 | 1,216sqft | S$1,300,000 | ▲S$1,069 +2.0% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 19 TO 21 | 1,216sqft | S$1,300,000 | ▲S$1,069 +2.0% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 13 TO 15 | 1,216sqft | S$1,160,000 | ▼S$954 -9.0% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 16 TO 18 | 1,216sqft | S$1,220,000 | ▼S$1,003 -4.3% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 07 TO 09 | 1,216sqft | S$1,150,000 | ▼S$945 -9.8% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 19 TO 21 | 1,216sqft | S$1,300,000 | ▲S$1,069 +2.0% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 13 TO 15 | 1,216sqft | S$1,160,000 | ▼S$954 -9.0% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 16 TO 18 | 1,216sqft | S$1,220,000 | ▼S$1,003 -4.3% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 07 TO 09 | 1,216sqft | S$1,150,000 | ▼S$945 -9.8% 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 -0.4% 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 -9.9% vs FV | 99yr from 2021 |
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 19 TO 21
+2.0% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 19 TO 21
+2.0% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 13 TO 15
-9.0% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 16 TO 18
-4.3% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 07 TO 09
-9.8% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 19 TO 21
+2.0% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 13 TO 15
-9.0% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 16 TO 18
-4.3% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 07 TO 09
-9.8% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
-0.4% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 07 TO 09
-9.9% vs FV
HELIOS AI Analysis
The valuation of this HDB 5-room unit in Ang Mo Kio, estimated at $1,353,999 or $1,048 PSF, reflects a robust market position, particularly given its remaining lease of 93 years. This lease term provides a significant advantage, as properties with longer leases tend to attract a wider pool of potential buyers, thereby enhancing their marketability and value retention over time. The current valuation indicates a premium status, with an impressive 10.8% above the market baseline, suggesting a strong local demand and a competitive resale market within the vicinity.
The model confidence for this valuation is categorized as medium, based on a comprehensive analysis of 14 recent HDB resale transactions in Ang Mo Kio. This analytical basis underscores the importance of local market dynamics, where the intersection of demand, supply, and buyer sentiment is critical. The above-market valuation could signal an increasing trend in property desirability in this region, driven by its accessibility, amenities, and community appeal. As such, prospective buyers and investors should closely monitor market fluctuations and consider this property as a potential high-value investment in a thriving locality.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.