Blk 228A Ang Mo Kio St 23
Project page · 99-year lease from 2021
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 228A | 04 TO 06 | 96 sqm | S$970,000 | S$10,104 psm | ×1.000 | S$10,104 psm |
| Sept 2026 | Blk 228A | 22 TO 24 | 96 sqm | S$1,162,000 | S$12,104 psm | ×1.000 | S$12,104 psm |
| Aug 2026 | Blk 228A | 25 TO 27 | 96 sqm | S$1,168,888 | S$12,176 psm | ×1.000 | S$12,176 psm |
| Jul 2026 | Blk 228A | 13 TO 15 | 96 sqm | S$1,000,000 | S$10,417 psm | ×1.000 | S$10,417 psm |
| Jul 2026 | Blk 228A | 16 TO 18 | 96 sqm | S$1,080,000 | S$11,250 psm | ×1.000 | S$11,250 psm |
| Jun 2026 | Blk 228A | 22 TO 24 | 96 sqm | S$1,080,000 | S$11,250 psm | ×1.000 | S$11,250 psm |
| Jun 2026 | Blk 228A | 19 TO 21 | 96 sqm | S$1,125,000 | S$11,719 psm | ×1.000 | S$11,719 psm |
| Jun 2026 | Blk 228A | 04 TO 06 | 96 sqm | S$980,168 | S$10,210 psm | ×1.000 | S$10,210 psm |
| May 2026 | Blk 228A | 25 TO 27 | 96 sqm | S$1,135,000 | S$11,823 psm | ×1.000 | S$11,823 psm |
| May 2026 | Blk 228A | 07 TO 09 | 96 sqm | S$965,000 | S$10,052 psm | ×1.000 | S$10,052 psm |
| May 2026 | Blk 228A | 22 TO 24 | 96 sqm | S$1,150,000 | S$11,979 psm | ×1.000 | S$11,979 psm |
| Mar 2026 | Blk 228A | 16 TO 18 | 96 sqm | S$1,108,000 | S$11,542 psm | ×0.997 | S$11,508 psm |
| Mar 2026 | Blk 228A | 16 TO 18 | 96 sqm | S$1,082,000 | S$11,271 psm | ×0.997 | S$11,238 psm |
| Feb 2026 | Blk 228A | 13 TO 15 | 96 sqm | S$995,000 | S$10,365 psm | ×0.997 | S$10,334 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.
4.44% gross yield
S$48,000 of rent a year against the estimate above · 0.89 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$1,080,000?
Buying: Stamp duty on S$1,080,000 · Cash and CPF needed on S$1,080,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,080,000.
Each opens with this figure filled in; change anything there.
Primary schools near 228a 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 · 51 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 754 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Ai Tong School · 1,013 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Teck Ghee Primary School · 1,231 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,369 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,471 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,753 m
- Anderson Primary School · 1,756 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 228A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,216,888 | S$10,769 psm |
| Oct 2026 | Blk 228A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 96 sqm | S$970,000 | S$10,104 psm |
| Sept 2026 | Blk 228A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 96 sqm | S$1,162,000 | S$12,104 psm |
| Aug 2026 | Blk 228A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 96 sqm | S$1,168,888 | S$12,176 psm |
| Jul 2026 | Blk 228A · 5 ROOM · 25 TO 27 · 3Gen · 94 years left | 120 sqm | S$1,278,888 | S$10,657 psm |
| Jul 2026 | Blk 228A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$1,080,000 | S$9,558 psm |
| Jul 2026 | Blk 228A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 96 sqm | S$1,080,000 | S$11,250 psm |
| Jul 2026 | Blk 228A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 96 sqm | S$1,000,000 | S$10,417 psm |
| Jun 2026 | Blk 228A · 5 ROOM · 16 TO 18 · Improved · 94 years left excluded: outlier | 113 sqm | S$1,280,000 | S$11,327 psm |
| Jun 2026 | Blk 228A · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$1,167,888 | S$10,335 psm |
| Jun 2026 | Blk 228A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 96 sqm | S$980,168 | S$10,210 psm |
| Jun 2026 | Blk 228A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 96 sqm | S$1,125,000 | S$11,719 psm |
| Jun 2026 | Blk 228A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 96 sqm | S$1,080,000 | S$11,250 psm |
| May 2026 | Blk 228A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$1,145,000 | S$10,133 psm |
| May 2026 | Blk 228A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 96 sqm | S$1,150,000 | S$11,979 psm |
| May 2026 | Blk 228A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 96 sqm | S$965,000 | S$10,052 psm |
| May 2026 | Blk 228A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 96 sqm | S$1,135,000 | S$11,823 psm |
| Apr 2026 | Blk 228A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,150,000 | S$10,177 psm |
| Apr 2026 | Blk 228A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$1,220,000 | S$10,796 psm |
| Apr 2026 | Blk 228A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$1,160,000 | S$10,265 psm |
| Apr 2026 | Blk 228A · 5 ROOM · 19 TO 21 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,300,000 | S$11,504 psm |
| Mar 2026 | Blk 228A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$1,250,000 | S$11,062 psm |
| Mar 2026 | Blk 228A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$1,148,000 | S$10,159 psm |
| Mar 2026 | Blk 228A · 5 ROOM · 22 TO 24 · Improved · 95 years left | 113 sqm | S$1,270,000 | S$11,239 psm |
| Mar 2026 | Blk 228A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 96 sqm | S$1,082,000 | S$11,271 psm |
| Mar 2026 | Blk 228A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 96 sqm | S$1,108,000 | S$11,542 psm |
| Feb 2026 | Blk 228A · 4 ROOM · 04 TO 06 · Model A · 95 years left excluded: outlier | 96 sqm | S$930,000 | S$9,688 psm |
| Feb 2026 | Blk 228A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 96 sqm | S$995,000 | S$10,365 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 228A · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 228A · 5 ROOM | S$4,200 | — |
| Dec 2025 | Blk 228A · 5 ROOM | S$4,300 | — |
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$1,026,757 | S$1,133,623 | S$1,227,735 | S$1,249,207 |
| 10 years | 83 years | S$964,044 | S$1,175,164 | S$1,378,386 | S$1,427,020 |
| 20 years | 73 years | S$850,371 | S$1,263,607 | S$1,738,428 | S$1,863,269 |
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.