Blk 228B Ang Mo Kio St 23
Project page · 99-year lease from 2021
Based on 13 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 228B | 07 TO 09 | 113 sqm | S$1,238,000 | S$10,956 psm | ×1.000 | S$10,956 psm |
| Aug 2026 | Blk 228B | 10 TO 12 | 113 sqm | S$1,277,000 | S$11,301 psm | ×1.000 | S$11,301 psm |
| Aug 2026 | Blk 228B | 19 TO 21 | 113 sqm | S$1,315,000 | S$11,637 psm | ×1.000 | S$11,637 psm |
| Jul 2026 | Blk 228B | 13 TO 15 | 113 sqm | S$1,260,000 | S$11,150 psm | ×1.000 | S$11,150 psm |
| Jun 2026 | Blk 228B | 04 TO 06 | 113 sqm | S$1,150,000 | S$10,177 psm | ×1.000 | S$10,177 psm |
| May 2026 | Blk 228B | 10 TO 12 | 113 sqm | S$1,190,000 | S$10,531 psm | ×1.000 | S$10,531 psm |
| Apr 2026 | Blk 228B | 10 TO 12 | 113 sqm | S$1,160,888 | S$10,273 psm | ×1.000 | S$10,273 psm |
| Apr 2026 | Blk 228B | 07 TO 09 | 113 sqm | S$1,165,000 | S$10,310 psm | ×1.000 | S$10,310 psm |
| Mar 2026 | Blk 228B | 22 TO 24 | 113 sqm | S$1,200,000 | S$10,619 psm | ×0.997 | S$10,588 psm |
| Mar 2026 | Blk 228B | 16 TO 18 | 113 sqm | S$1,220,000 | S$10,796 psm | ×0.997 | S$10,765 psm |
| Mar 2026 | Blk 228B | 04 TO 06 | 113 sqm | S$1,120,000 | S$9,912 psm | ×0.997 | S$9,882 psm |
| Feb 2026 | Blk 228B | 07 TO 09 | 113 sqm | S$1,155,000 | S$10,221 psm | ×0.997 | S$10,191 psm |
| Feb 2026 | Blk 228B | 10 TO 12 | 113 sqm | S$1,160,000 | S$10,265 psm | ×0.997 | S$10,235 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.
4.13% gross yield
S$49,200 of rent a year against the estimate above · 1.64 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 6 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Jul 2026 | 228A | 5 ROOM | S$4,200 |
| Jul 2026 | 228B | 5 ROOM | S$4,000 |
| Mar 2026 | 228B | 5 ROOM | S$4,000 |
| Jan 2026 | 228B | 5 ROOM | S$4,300 |
| Dec 2025 | 228A | 5 ROOM | S$4,300 |
| Nov 2025 | 228B | 5 ROOM | S$3,880 |
median of 6 HDB rental approvals for 5 ROOM on Ang Mo Kio St 23 since 2025-10.
Buying or selling at S$1,190,000?
Buying: Stamp duty on S$1,190,000 · Cash and CPF needed on S$1,190,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,190,000.
Each opens with this figure filled in; change anything there.
Primary schools near 228b 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 · 33 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 711 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 917 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Ai Tong School · 1,030 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Teck Ghee Primary School · 1,261 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,381 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,515 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anderson Primary School · 1,721 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Townsville Primary School · 1,792 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 228B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,238,000 | S$10,956 psm |
| Sept 2026 | Blk 228B · 5 ROOM · 19 TO 21 · Improved · 94 years left excluded: outlier | 113 sqm | S$1,360,000 | S$12,035 psm |
| Aug 2026 | Blk 228B · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$1,315,000 | S$11,637 psm |
| Aug 2026 | Blk 228B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$1,277,000 | S$11,301 psm |
| Jul 2026 | Blk 228B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$1,260,000 | S$11,150 psm |
| Jul 2026 | Blk 228B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Jun 2026 | Blk 228B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$1,150,000 | S$10,177 psm |
| Jun 2026 | Blk 228B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,011,000 | S$10,871 psm |
| Jun 2026 | Blk 228B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,078,888 | S$11,601 psm |
| May 2026 | Blk 228B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$1,190,000 | S$10,531 psm |
| May 2026 | Blk 228B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| May 2026 | Blk 228B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,120,000 | S$12,043 psm |
| May 2026 | Blk 228B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Apr 2026 | Blk 228B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,165,000 | S$10,310 psm |
| Apr 2026 | Blk 228B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$1,160,888 | S$10,273 psm |
| Apr 2026 | Blk 228B · 5 ROOM · 16 TO 18 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,320,000 | S$11,681 psm |
| Apr 2026 | Blk 228B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,015,000 | S$10,914 psm |
| Mar 2026 | Blk 228B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$1,120,000 | S$9,912 psm |
| Mar 2026 | Blk 228B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,220,000 | S$10,796 psm |
| Mar 2026 | Blk 228B · 5 ROOM · 22 TO 24 · Improved · 95 years left | 113 sqm | S$1,200,000 | S$10,619 psm |
| Mar 2026 | Blk 228B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,028,000 | S$11,054 psm |
| Mar 2026 | Blk 228B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$972,000 | S$10,452 psm |
| Feb 2026 | Blk 228B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$1,160,000 | S$10,265 psm |
| Feb 2026 | Blk 228B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$1,155,000 | S$10,221 psm |
| Feb 2026 | Blk 228B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,075,000 | S$11,559 psm |
| Jan 2026 | Blk 228B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 228B · 5 ROOM | S$4,000 | — |
| Mar 2026 | Blk 228B · 5 ROOM | S$4,000 | — |
| Jan 2026 | Blk 228B · 5 ROOM | S$4,300 | — |
| Nov 2025 | Blk 228B · 5 ROOM | S$3,880 | — |
| May 2024 | Blk 228B · 5 ROOM | S$4,500 | — |
| Apr 2023 | Blk 228B · 5 ROOM | S$4,500 | — |
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$1,131,334 | S$1,249,084 | S$1,352,782 | S$1,376,441 |
| 10 years | 83 years | S$1,062,233 | S$1,294,856 | S$1,518,776 | S$1,572,364 |
| 20 years | 73 years | S$936,983 | S$1,392,308 | S$1,915,490 | S$2,053,045 |
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.