Blk 227A Ang Mo Kio St 23
Project page · 99-year lease from 2021
Based on 22 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 227A | 25 TO 27 | 93 sqm | S$1,075,000 | S$11,559 psm | ×1.000 | S$11,559 psm |
| Jul 2026 | Blk 227A | 10 TO 12 | 93 sqm | S$1,018,000 | S$10,946 psm | ×1.000 | S$10,946 psm |
| Jul 2026 | Blk 227A | 07 TO 09 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Jun 2026 | Blk 227A | 01 TO 03 | 93 sqm | S$940,000 | S$10,108 psm | ×1.000 | S$10,108 psm |
| Jun 2026 | Blk 227A | 07 TO 09 | 93 sqm | S$993,888 | S$10,687 psm | ×1.000 | S$10,687 psm |
| Jun 2026 | Blk 227A | 10 TO 12 | 93 sqm | S$1,000,000 | S$10,753 psm | ×1.000 | S$10,753 psm |
| May 2026 | Blk 227A | 10 TO 12 | 93 sqm | S$935,000 | S$10,054 psm | ×1.000 | S$10,054 psm |
| Apr 2026 | Blk 227A | 25 TO 27 | 93 sqm | S$1,150,000 | S$12,366 psm | ×1.000 | S$12,366 psm |
| Apr 2026 | Blk 227A | 13 TO 15 | 93 sqm | S$1,025,000 | S$11,022 psm | ×1.000 | S$11,022 psm |
| Apr 2026 | Blk 227A | 19 TO 21 | 93 sqm | S$1,050,000 | S$11,290 psm | ×1.000 | S$11,290 psm |
| Apr 2026 | Blk 227A | 13 TO 15 | 93 sqm | S$938,000 | S$10,086 psm | ×1.000 | S$10,086 psm |
| Mar 2026 | Blk 227A | 07 TO 09 | 93 sqm | S$988,000 | S$10,624 psm | ×0.997 | S$10,592 psm |
| Mar 2026 | Blk 227A | 16 TO 18 | 93 sqm | S$1,045,000 | S$11,237 psm | ×0.997 | S$11,203 psm |
| Mar 2026 | Blk 227A | 25 TO 27 | 93 sqm | S$1,040,000 | S$11,183 psm | ×0.997 | S$11,150 psm |
| Mar 2026 | Blk 227A | 13 TO 15 | 93 sqm | S$950,000 | S$10,215 psm | ×0.997 | S$10,185 psm |
| Feb 2026 | Blk 227A | 22 TO 24 | 93 sqm | S$1,080,000 | S$11,613 psm | ×0.997 | S$11,579 psm |
| Feb 2026 | Blk 227A | 19 TO 21 | 93 sqm | S$1,053,888 | S$11,332 psm | ×0.997 | S$11,299 psm |
| Feb 2026 | Blk 227A | 19 TO 21 | 93 sqm | S$1,055,000 | S$11,344 psm | ×0.997 | S$11,311 psm |
| Feb 2026 | Blk 227A | 16 TO 18 | 93 sqm | S$1,050,000 | S$11,290 psm | ×0.997 | S$11,257 psm |
| Jan 2026 | Blk 227A | 07 TO 09 | 93 sqm | S$950,000 | S$10,215 psm | ×0.997 | S$10,185 psm |
| Jan 2026 | Blk 227A | 22 TO 24 | 93 sqm | S$1,110,000 | S$11,935 psm | ×0.997 | S$11,900 psm |
| Dec 2025 | Blk 227A | 04 TO 06 | 93 sqm | S$875,000 | S$9,409 psm | ×0.996 | S$9,372 psm |
How accurate is this estimate for Ang Mo Kio St 23?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Ang Mo Kio St 23 since.
- Median error
- 7.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.70% gross yield
S$48,000 of rent a year against the estimate above · 0.63 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 228A | 4 ROOM | S$4,000 |
median of 1 HDB rental approvals for 4 ROOM on Ang Mo Kio St 23 since 2025-10.
Buying or selling at S$1,021,501?
Buying: Stamp duty on S$1,021,501 · Cash and CPF needed on S$1,021,501 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,021,501.
Each opens with this figure filled in; change anything there.
Primary schools near 227a Ang Mo Kio St 23
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Ang Mo Kio Primary School · 66 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 792 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 895 m · no 2025 Phase 2C ballot
1 to 2 km
- Ai Tong School · 1,079 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Teck Ghee Primary School · 1,162 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,290 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,470 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,701 m
- Anderson Primary School · 1,726 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 227A · 2 ROOM · 25 TO 27 · 2-room · 94 years left | 47 sqm | S$518,000 | S$11,021 psm |
| Aug 2026 | Blk 227A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,075,000 | S$11,559 psm |
| Jul 2026 | Blk 227A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jul 2026 | Blk 227A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,018,000 | S$10,946 psm |
| Jun 2026 | Blk 227A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jun 2026 | Blk 227A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$993,888 | S$10,687 psm |
| Jun 2026 | Blk 227A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2026 | Blk 227A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Apr 2026 | Blk 227A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Apr 2026 | Blk 227A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Apr 2026 | Blk 227A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,025,000 | S$11,022 psm |
| Apr 2026 | Blk 227A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Mar 2026 | Blk 227A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Mar 2026 | Blk 227A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| Mar 2026 | Blk 227A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,045,000 | S$11,237 psm |
| Mar 2026 | Blk 227A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Feb 2026 | Blk 227A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Feb 2026 | Blk 227A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$1,055,000 | S$11,344 psm |
| Feb 2026 | Blk 227A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$1,053,888 | S$11,332 psm |
| Feb 2026 | Blk 227A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Jan 2026 | Blk 227A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,110,000 | S$11,935 psm |
| Jan 2026 | Blk 227A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Dec 2025 | Blk 227A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$875,000 | S$9,409 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 93 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 88 years | S$971,142 | S$1,072,219 | S$1,161,234 | S$1,181,543 |
| 10 years | 83 years | S$911,825 | S$1,111,510 | S$1,303,724 | S$1,349,724 |
| 20 years | 73 years | S$804,310 | S$1,195,163 | S$1,644,265 | S$1,762,343 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.