228a Ang Mo Kio Street 23 561228, Shangri-la, North-east Region, Singapore
$1,250,000
High Floor 4A @ 228A Ang Mo Kio – Move-In Ready | 1km to CHIJ St Nicholas Girls’ Discover this well-maintained 4A model HDB flat (1033 sqft) located in the heart of Ang Mo Kio. Perfect for families looking for space, convenience, and top school proximity, this unit offers a bright and functional layout with minimal wasted space. Unit Highlights - Spacious 1033 sqft 4A layout - High floor with good natural light & ventilation - Efficient layout – ideal for families - Well-kept condition, move-in ready - Bright living & bedrooms, comfortable for daily living Prime Location - Situated in a mature estate with strong amenities - Within 1km to CHIJ St Nicholas Girls’ School – highly sought after for school admission - Close proximity to Ang Mo Kio Central, supermarkets, eateries & daily conveniences - Well-connected via major roads and public transport Why This Unit? - Ideal for families prioritising school placement - Strong long-term value in a mature estate - Practical layout with no odd corners / wasted space - A comfortable home with good livability Contact Benny Tan today for an exclusive viewing! Don’t miss this rare opportunity to secure a well-located home in Ang Mo Kio.
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$1.11M
S$1,073 psf
Asking Price
S$1.25M
S$1,210 psf
vs Market
+12.8%
vs Last Done
+15.8%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
Ang Mo Kio
1141m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$1,022
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$1,073
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,033sqft | S$1,080,000 | ▼S$1,045 -2.6% vs FV | 99yr from 2021 |
Jun 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,033sqft | S$1,080,000 | ▼S$1,045 -2.6% vs FV | 99yr from 2021 |
May 2026 | Blk 228A ANG MO KIO ST 23 Floor 25 TO 27 | 1,033sqft | S$1,135,000 | ▲S$1,098 +2.3% vs FV | 99yr from 2021 |
May 2026 | Blk 228A ANG MO KIO ST 23 Floor 07 TO 09 | 1,033sqft | S$965,000 | ▼S$934 -13.0% vs FV | 99yr from 2021 |
May 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,033sqft | S$1,150,000 | ▲S$1,113 +3.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 16 TO 18 | 1,033sqft | S$1,108,000 | ▼S$1,072 -0.1% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 16 TO 18 | 1,033sqft | S$1,082,000 | ▼S$1,047 -2.4% vs FV | 99yr from 2021 |
Feb 2026 | Blk 228A ANG MO KIO ST 23 Floor 13 TO 15 | 1,033sqft | S$995,000 | ▼S$963 -10.3% vs FV | 99yr from 2021 |
Feb 2026 | Blk 228A ANG MO KIO ST 23 Floor 04 TO 06 | 1,033sqft | S$930,000 | ▼S$900 -16.1% vs FV | 99yr from 2021 |
Blk 228A ANG MO KIO ST 23
Jun 2026 · Floor 22 TO 24
-2.6% vs FV
Blk 228A ANG MO KIO ST 23
Jun 2026 · Floor 22 TO 24
-2.6% vs FV
Blk 228A ANG MO KIO ST 23
May 2026 · Floor 25 TO 27
+2.3% vs FV
Blk 228A ANG MO KIO ST 23
May 2026 · Floor 07 TO 09
-13.0% vs FV
Blk 228A ANG MO KIO ST 23
May 2026 · Floor 22 TO 24
+3.7% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 16 TO 18
-0.1% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 16 TO 18
-2.4% vs FV
Blk 228A ANG MO KIO ST 23
Feb 2026 · Floor 13 TO 15
-10.3% vs FV
Blk 228A ANG MO KIO ST 23
Feb 2026 · Floor 04 TO 06
-16.1% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB in Ang Mo Kio, with a remaining lease of 93 years and an estimated value of $1,108,037 (equating to $1,073 PSF), positions it significantly above the baseline market value by 12.8%. This premium suggests a robust demand for HDB properties in this well-established district, indicative of the area's appeal among homebuyers and investors alike. Ang Mo Kio, known for its strategic location and comprehensive amenities, continues to attract interest, thereby supporting higher price points in the resale market.
Market dynamics are reflected in the analysis of 8 recent resale transactions in the vicinity, underscoring a medium model confidence level. The elevated valuation not only signifies the enduring desirability of the locality but also highlights the potential for appreciation, given the remaining lease duration. As HDB properties with longer leases tend to command a premium, the 93-year lease provides a sense of security for prospective buyers, reinforcing the investment potential of this asset in a competitive market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.