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 the HDB 5-room unit in Ang Mo Kio, with a remaining lease of 93 years, stands at an estimated value of $1,353,999, translating to a price per square foot (PSF) of $1,048. This valuation positions the property above the market baseline by an impressive 10.8%, indicating a robust demand for housing in this well-established residential precinct. Ang Mo Kio remains a sought-after location due to its strategic connectivity, proximity to amenities, and a vibrant community atmosphere, contributing to the favorable market dynamics.
Based on a thorough analysis of 14 recent HDB resale transactions within the vicinity, the model confidence in this valuation is categorized as medium. This suggests that while there is a positive market sentiment, fluctuations in buyer preferences and macroeconomic factors could influence future price trajectories. The enduring 93-year lease provides a significant advantage, as it appeals to both owner-occupiers and investors seeking long-term value retention. As such, this property not only reflects current market trends but also embodies the resilience of Singapore's public housing sector amidst evolving market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.