228a Ang Mo Kio Street 23 561228, Shangri-la, North-east Region, Singapore
$1,350,000
Rare 4-Bedroom 1292 sqft in Ang Mo Kio — Spacious Family Living Well-renovated unit with functional layout and excellent value Located in a mature Ang Mo Kio estate, enjoy strong connectivity, reputable schools and full amenities within a well-established neighbourhood. Property Details • 1292 sqft (120 sqm) • 4 Bedrooms • 2 Bathrooms • Mid floor • Near corner unit • Main door facing - West • Unblocked view • Facing playground • Renovated in Apr 2021 Transportation • Approx. 8–10 mins walk to Ang Mo Kio MRT (NS Line) • Approx. 10–12 mins walk to Mayflower MRT (TEL) • Easy access to CTE & SLE (approx. 5–8 mins drive) Schools Within 1km • Jing Shan Primary School • Teck Ghee Primary School Nearby schools: • Within 1km is CHIJ St Nicholas Girl School and Ang Mo Kio School • Anderson Secondary School • Presbyterian High School Amenities / Lifestyle • AMK Hub (approx. 8–10 mins walk) • Djitsun Mall • Broadway Plaza • NTUC FairPrice & Sheng Siong nearby • Ang Mo Kio Street 22 - Market & Hawker Centre • Bishan-Ang Mo Kio Park (short drive) What you will enjoy from this unit • Rare 4-bedroom layout ideal for larger families • Near-corner positioning gives better privacy and minimal corridor traffic • Renovated unit saves time and cost for buyers • Functional layout with good space planning • Facing playground adds openness and family-friendly environment • Strong long-term value in a mature Ang Mo Kio location Genuine Seller — contact 9.3.2.2.2.3.4.5 for viewing WhatsApp | Call | Enquire 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…


License: L3010738A
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Automated Valuation based on 11 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.36M
S$1,055 psf
Asking Price
S$1.35M
S$1,045 psf
vs Market
-1.0%
vs Last Done
-4.4%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Ang Mo Kio
1141m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 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
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 590B ANG MO KIO ST 51 Floor 28 TO 30 | 732sqft | S$800,000 | ▲S$1,093 +3.6% vs FV | 99yr from 2019 |
Apr 2026 | Blk 590B ANG MO KIO ST 51 Floor 28 TO 30 | 732sqft | S$800,000 | ▲S$1,093 +3.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 591A ANG MO KIO ST 51 Floor 25 TO 27 | 732sqft | S$798,000 | ▲S$1,090 +3.3% vs FV | 99yr from 2019 |
Oct 2025 | Blk 455C ANG MO KIO ST 44 Floor 28 TO 30 | 732sqft | S$718,000 | ▼S$981 -7.0% vs FV | 99yr from 2018 |
Sep 2025 | Blk 590A ANG MO KIO ST 51 Floor 13 TO 15 | 732sqft | S$722,888 | ▼S$988 -6.4% vs FV | 99yr from 2019 |
Jul 2025 | Blk 590B ANG MO KIO ST 51 Floor 04 TO 06 | 732sqft | S$638,000 | ▼S$872 -17.3% vs FV | 99yr from 2019 |
Jul 2025 | Blk 591A ANG MO KIO ST 51 Floor 16 TO 18 | 732sqft | S$728,000 | ▼S$995 -5.7% vs FV | 99yr from 2019 |
Jun 2025 | Blk 455A ANG MO KIO ST 44 Floor 22 TO 24 | 732sqft | S$718,000 | ▼S$981 -7.0% vs FV | 99yr from 2018 |
Jun 2025 | Blk 590A ANG MO KIO ST 51 Floor 25 TO 27 | 732sqft | S$794,500 | ▲S$1,085 +2.8% vs FV | 99yr from 2019 |
May 2025 | Blk 590A ANG MO KIO ST 51 Floor 25 TO 27 | 732sqft | S$748,000 | ▼S$1,022 -3.1% vs FV | 99yr from 2019 |
Apr 2025 | Blk 590A ANG MO KIO ST 51 Floor 01 TO 03 | 732sqft | S$650,000 | ▼S$888 -15.8% vs FV | 99yr from 2019 |
Blk 590B ANG MO KIO ST 51
Apr 2026 · Floor 28 TO 30
+3.6% vs FV
Blk 590B ANG MO KIO ST 51
Apr 2026 · Floor 28 TO 30
+3.6% vs FV
Blk 591A ANG MO KIO ST 51
Mar 2026 · Floor 25 TO 27
+3.3% vs FV
Blk 455C ANG MO KIO ST 44
Oct 2025 · Floor 28 TO 30
-7.0% vs FV
Blk 590A ANG MO KIO ST 51
Sep 2025 · Floor 13 TO 15
-6.4% vs FV
Blk 590B ANG MO KIO ST 51
Jul 2025 · Floor 04 TO 06
-17.3% vs FV
Blk 591A ANG MO KIO ST 51
Jul 2025 · Floor 16 TO 18
-5.7% vs FV
Blk 455A ANG MO KIO ST 44
Jun 2025 · Floor 22 TO 24
-7.0% vs FV
Blk 590A ANG MO KIO ST 51
Jun 2025 · Floor 25 TO 27
+2.8% vs FV
Blk 590A ANG MO KIO ST 51
May 2025 · Floor 25 TO 27
-3.1% vs FV
Blk 590A ANG MO KIO ST 51
Apr 2025 · Floor 01 TO 03
-15.8% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Ang Mo Kio, set at an estimated value of $1,363,157, reflects a price per square foot (PSF) of $1,055. This price point indicates a 1% deviation from the market baseline, suggesting a stable yet competitive market condition in this sought-after district. The remaining lease of 93 years provides a solid foundation for future appreciation, as properties with longer leases generally attract more interest, particularly from families and investors looking for longevity in their asset holdings.
Analysis of the recent market activity reveals a total of 11 comparable HDB resale transactions in the vicinity, reinforcing the credibility of this valuation. The medium confidence level in this model indicates that while the data is robust, external factors such as economic fluctuations and policy changes could influence future transactions. Nevertheless, the Ang Mo Kio area continues to showcase a resilient demand for HDB properties, supported by its strategic location and comprehensive amenities. Investors and potential buyers alike should consider this valuation as a reflection of the ongoing market dynamics and the intrinsic value of longer-leased properties in prime locations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.