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
The HDB 4-room property located in Ang Mo Kio, with a remaining lease of 93 years, presents a compelling investment opportunity in the current market landscape. Priced at an estimated value of $1,063,726, or $1,063 per square foot, this valuation is notably positioned 13.7% below the baseline, categorizing it as a "Good Deal." Such a pricing strategy not only reflects the property's intrinsic value but also indicates potential for appreciation, especially considering the robust demand for HDB units in well-established neighborhoods like Ang Mo Kio.
Market dynamics in the vicinity have been reinforced by a comparative analysis of eight recent HDB resale transactions, which underscores a sustained interest in this locale. The medium confidence level of the valuation suggests a balanced consideration of both quantitative metrics and qualitative factors, including community amenities and accessibility. As urban development continues to evolve in Singapore, properties such as this one, with a substantial remaining lease, are likely to attract both owner-occupiers and investors alike, thereby enhancing its overall market desirability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.