Type

Units

Min Area

Price Range

3 BR

1033 sqft

S$1.2M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$232K on this acquisition.
Located 9 min (750 m) from TE6 Mayflower MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

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228A Ang Mo Kio Street 23: A Mature HDB Haven in Central Singapore

228A Ang Mo Kio Street 23 represents a significant opportunity within one of Singapore's most established public housing estates. Located in the heart of Ang Mo Kio, this development exemplifies the mature, well-planned residential character that has defined the district for decades. The project encompasses multiple units across various bedroom configurations, catering to diverse household sizes and buyer profiles.

Ang Mo Kio itself has matured into a thriving community with a sophisticated infrastructure network. The estate benefits from decades of purposeful urban planning, resulting in a neighbourhood that seamlessly blends residential tranquillity with commercial vibrancy. Residents of 228A Ang Mo Kio Street 23 enjoy direct access to the broader estate's amenities, including extensive hawker clusters, supermarkets, medical facilities, and educational institutions. The neighbourhood's family-friendly character makes it particularly attractive to upgraders transitioning from smaller units or first-time buyers seeking spacious accommodation.

Connectivity and Transport Access

The development's proximity to Mayflower MRT Station (TE6) is a defining feature of its appeal. Situated approximately 750 metres away—a comfortable 9-minute walk—the station connects residents to the Thomson-East Coast Line, one of Singapore's most strategically important transit corridors. This connection provides efficient access to the Central Business District, Marina Bay, and Changi Airport, whilst also linking northwards to emerging growth nodes. The MRT integration substantially enhances both daily commuting convenience and long-term property value potential.

Beyond the MRT, the area is well-served by bus routes that fan out across Singapore, ensuring multi-modal transport flexibility. This comprehensive connectivity has historically supported strong resale demand for properties in the vicinity, as both owner-occupiers and investors value the accessibility to employment hubs and leisure destinations.

Unit Variety and Pricing

228A Ang Mo Kio Street 23 offers units across multiple bedroom configurations, with pricing commencing from S$1.16 million. This price point positions the development attractively within the secondary HDB market, appealing to upgraders seeking substantially more space than their existing units whilst maintaining manageable financing costs. The range of unit types ensures that buyers with different family structures and financial capacities can find suitable options within the development.

The pricing reflects the development's maturity, location within an established estate, and proximity to essential transport infrastructure. Units in this price bracket typically attract a balanced mix of owner-occupiers and investment-focused buyers, creating a dynamic and liquid resale environment.

Investment Considerations and Rental Potential

For investors considering 228A Ang Mo Kio Street 23, the development presents a compelling case study in yield generation and capital stability. HDB flats in mature estates with strong MRT connectivity have historically demonstrated resilient rental demand, underpinned by Singapore's sustained population growth and limited affordable housing supply. The Ang Mo Kio location, combined with proximity to Mayflower MRT, creates an attractive proposition for tenants seeking accessible, well-serviced residential accommodation.

Rental yields in this segment typically range between 2.5% and 3.5% depending on unit type and specific configuration, reflecting the balance between acquisition cost and achievable market rental rates. The stability of HDB rental demand—supported by regulatory frameworks and the estate's mature infrastructure—provides investors with predictable income streams and lower vacancy risk compared to private residential properties.

Financing and ABSD Implications

Buyers planning to finance their purchase should note that HDB resale flats qualify for HDB concessional loan terms, with maximum loan-to-value ratios of 80% and tenures aligned to the remaining lease. For second-property buyers who are Singapore Citizens, Additional Buyer's Stamp Duty applies at the current rate of 20%, materially increasing the acquisition cost. This ABSD consideration is particularly relevant for investors or upgraders purchasing whilst still holding an existing residential property.

Total Debt Service Ratio requirements remain a critical gating factor; banks typically permit TDSR of up to 60%, meaning purchasers must demonstrate sufficient household income to service mortgage obligations comfortably. A unit at S$1.16 million, with 80% financing (S$928,000) over a 25-year term, would translate to approximately S$4,800 monthly principal and interest, before factoring in property tax and maintenance costs. This underscores the importance of prudent financial planning when evaluating this development as an acquisition target.

Lease Structure and Long-Term Considerations

HDB flats under the Home Ownership Scheme maintain standard 99-year leasehold tenures, with lease commencement dates varying by block and completion tranche. Buyers should verify the specific lease inception date for any prospective unit, as this directly impacts lease decay risk and long-term resale value. Properties with significantly depleted leases—typically below 60 years remaining—face material financing constraints and reduced buyer pools, potentially affecting future liquidity.

The 99-year structure, whilst finite, is standard across the HDB portfolio and represents an established framework within Singapore's property market. Lease decay becomes a practical consideration only in the longer term; units at 228A Ang Mo Kio Street 23 purchased today are unlikely to encounter meaningful resale challenges for several decades, provided market conditions remain stable.

Estate Character and Community

Ang Mo Kio's maturity as an estate translates into established community networks, well-maintained public spaces, and comprehensive estate management. The neighbourhood supports a full ecosystem of services—from medical clinics and dental practices to tuition centres and childcare facilities—reflecting its long-standing residential function. This maturity creates a stable, service-rich environment highly attractive to families and multi-generational households.

The estate's age also means that infrastructure upgrades and en-bloc renewal discussions are periodic neighbourhood considerations. Whilst no specific plans are currently publicised for 228A, potential owners should maintain awareness of estate-wide initiatives that may affect property values or living conditions over extended holding periods.

Comparative Market Position

Within the broader secondary HDB market, 228A Ang Mo Kio Street 23 competes with other mature estates across Ang Mo Kio, Bishan, and Marymount. The Thomson-East Coast Line connectivity provides a meaningful competitive advantage relative to older estates lacking MRT access. Recent resale transactions in the area have demonstrated pricing consistency around S$1,100–S$1,200 per square foot for multi-bedroom units, positioning units at 228A competitively within this established band.

The development's appeal to both end-users and investors reflects the confluence of affordability, accessibility, and location maturity—a combination that remains relatively scarce across Singapore's housing landscape.

Concluding Assessment

228A Ang Mo Kio Street 23 represents a solid acquisition opportunity for upgraders, investors, and family-focused buyers seeking spacious, well-located HDB accommodation. The combination of mature estate infrastructure, MRT connectivity, competitive pricing, and liquid resale market positions the development favourably within its segment. Prospective buyers should conduct thorough due diligence on individual unit lease tenure, exact floor levels, and unit-specific condition, whilst maintaining awareness of ABSD implications and financing headroom. For investors prioritising yield stability and capital preservation, the development merits serious consideration within a diversified property portfolio.

Frequently Asked Questions

What rental yield can an investor realistically expect from a unit at 228A Ang Mo Kio Street 23?

HDB flats at 228A Ang Mo Kio Street 23, positioned in a mature estate with MRT connectivity, typically generate rental yields between 2.5% and 3.5% depending on unit configuration and size. A three-bedroom unit acquired at S$1.16 million could command monthly rents of approximately S$2,400–S$3,000, translating to annual yields at the lower end of the range when accounting for property tax, maintenance, and management costs. Rental demand in Ang Mo Kio remains robust due to the neighbourhood's infrastructure maturity, proximity to schools and medical facilities, and accessibility via Mayflower MRT, supporting consistent tenant acquisition and reducing vacancy risk for patient landlords.

How does the per-square-foot pricing at 228A Ang Mo Kio Street 23 compare to recent resale transactions in the immediate area?

Recent resale transactions in Ang Mo Kio for comparable multi-bedroom HDB units have traded at approximately S$1,100–S$1,200 per square foot, with pricing variations reflecting floor level, unit condition, and lease tenure. Units at 228A Ang Mo Kio Street 23, at S$1.16 million for approximately 1,033 square feet, equate to roughly S$1,123 per square foot, positioning the development competitively within the established market band. The MRT proximity provides pricing support relative to more remote estate locations, whilst the mature infrastructure and stable neighbourhood character justify premium positioning compared to older, less well-serviced developments further from transport nodes.

What is the ABSD impact for a Singapore Citizen purchasing a second residential property at 228A Ang Mo Kio Street 23?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20%, applied on the acquisition value above S$180,000. For a unit acquired at S$1.16 million, ABSD would total approximately S$196,000 (calculated as 20% on S$980,000), substantially increasing the total acquisition cost alongside standard Stamp Duty and legal fees. This duty structure is a critical consideration for investors or upgraders transitioning from existing residential holdings, as it materially impacts internal rate of return and financing requirements, potentially reducing net cash flow by 1–2% annually over typical holding periods. Understanding ABSD obligations and structuring purchases accordingly is essential for optimising investment outcomes.

What lease decay risk should buyers anticipate with units at 228A Ang Mo Kio Street 23, and how does this affect future resale value?

HDB flats under the Home Ownership Scheme are issued with 99-year leasehold tenures, with lease inception dates varying by block and completion tranches. For units at 228A Ang Mo Kio Street 23, buyers should verify the specific lease commencement date to calculate remaining tenure; units purchased today face lease decay only in the longer term (typically beyond 20–30 years), presenting minimal immediate resale concern. However, once lease tenure declines below 60 years, financing options narrow dramatically and buyer pools contract, potentially depressing resale values by 15–25% or more. This underscores the importance of verifying exact lease tenure before acquisition, and the long-term consideration that sellers may face material value compression if disposing of properties with severely depleted leasehold periods.

How significantly does Mayflower MRT Station (TE6) proximity influence property values and capital appreciation at 228A Ang Mo Kio Street 23?

Proximity to MRT infrastructure is among the most powerful capital appreciation drivers in Singapore's property market, and Mayflower Station's strategic position on the Thomson-East Coast Line substantially underpins 228A Ang Mo Kio Street 23's long-term value potential. Properties within 10-minute walking distance of new or newly-extended MRT stations historically command 10–20% premiums versus comparable units in non-MRT areas, and the station's connectivity to the CBD, Marina Bay, and Changi Airport creates sustained commuter and investor demand. The line's continued expansion and integration with broader transit networks are likely to reinforce property values over medium to long-term horizons, making MRT connectivity a powerful hedge against residential property market volatility and a key driver of tenant acquisition for investment-focused buyers.

Which buyer profile—HNW, upgrader, first-timer, or investor—is 228A Ang Mo Kio Street 23 best suited for?

228A Ang Mo Kio Street 23 is optimally positioned for upgraders transitioning from smaller units or first-time buyers entering the ownership market with moderate capital, as the S$1.16 million entry point and spacious multi-bedroom configurations cater to growing families and household consolidation. The mature estate infrastructure and neighbourhood services appeal strongly to upgraders seeking community stability and established amenities, whilst first-timers benefit from HDB's accessible financing terms and lower leverage requirements. Investors find the development compelling due to predictable rental yields, regulatory certainty, and liquid resale market, though the modest yield profile (2.5–3.5%) appeals more to long-term buy-and-hold investors than short-term traders. High-net-worth individuals typically pursue private residential properties or new-launch HDB developments, making 228A less aligned with that buyer segment.

What TDSR headroom should buyers expect when financing a unit at 228A Ang Mo Kio Street 23, and what income level is required?

A unit at 228A Ang Mo Kio Street 23 acquired at S$1.16 million with 80% HDB financing (S$928,000) over a typical 25-year tenure translates to approximately S$4,800 monthly principal and interest, before property tax and maintenance contributions. Banks typically enforce a Total Debt Service Ratio ceiling of 60%, meaning households must demonstrate combined gross income sufficient to service this mortgage alongside existing liabilities (car loans, credit cards, other mortgages). For a single S$4,800 mortgage payment, the household would need minimum gross income around S$8,000–S$9,000 monthly to remain comfortably within TDSR limits and maintain financing headroom, with actual requirements varying by individual bank policies and existing debt profiles. Prospective buyers should stress-test financing assumptions against future interest rate scenarios, as rate rises can materially compress borrowing capacity.

How does 228A Ang Mo Kio Street 23 compare to competing HDB developments in adjacent areas like Bishan or Marymount?

228A Ang Mo Kio Street 23 competes directly with mature HDB estates across Bishan, Marymount, and Bukit Timah, with differentiation primarily driven by MRT proximity and price positioning. Whilst Bishan has established MRT access via Bishan Station on the NSL and Circle Line, Mayflower MRT provides direct Thomson-East Coast Line connectivity, offering a modern transit experience and superior journey times to growth corridors like Marina Bay and Changi. Pricing across this micro-market typically ranges S$1,100–S$1,250 per square foot for comparable three-bedroom units, with 228A positioned mid-range within this band, offering competitive value relative to similarly-positioned Bishan or Marymount units. The key differentiator is TEC Line connectivity; properties near Mayflower command modest premiums relative to NSL-only areas, reflecting the line's strategic importance and newer infrastructure quality.

Are certain unit stacks or floor levels at 228A Ang Mo Kio Street 23 likely to offer superior value or capital appreciation potential?

Within HDB developments, middle-stack units (typically floors 5–15) and units with balanced sun exposure tend to command modest premiums relative to ground-floor or very-high units, reflecting market preferences for natural light, security, and reduced noise intrusion. Lower-floor units (1–4) may trade at 5–10% discounts due to perceptions of reduced privacy and air quality, whilst very-high units sometimes attract modest premiums for vista and wind exposure, offset by longer lift wait times and reduced accessibility for elderly residents or families with young children. For investment purposes, three-bedroom units with north-east or north-west orientations historically perform marginally better in rental markets, as these exposures reduce cooling costs and align with tenant preferences. Buyers should conduct detailed unit inspections and comparative transactional analysis for specific floor levels before acquisition, recognising that unit-level variables often influence resale values more significantly than macro-development factors.

What future supply pipeline exists in Ang Mo Kio and surrounding districts, and how might this affect long-term property values at 228A?

Ang Mo Kio has limited new HDB supply planned in near-term horizons, as the estate reached substantial maturity decades ago, making 228A Ang Mo Kio Street 23 positioned within a relatively constrained supply landscape. However, adjacent areas including Bukit Timah and the broader North Region continue to receive new HDB launches through multi-year Build-To-Order and Sale-of-Balance programmes, which may exert modest downward pressure on secondary market values if new units substantially undercut resale pricing. The Thomson-East Coast Line's completion and ongoing network expansions could unlock new residential nodes (such as future developments near upcoming stations), potentially redirecting buyer demand away from established mature estates. For long-term investors, this underscores the importance of geographic diversification and recognition that mature, well-connected estates like Ang Mo Kio may experience slower appreciation rates compared to emerging areas with nascent MRT infrastructure and growing employment clusters, though capital preservation and rental stability remain strong advantages.

[For Sale] Hdb Flat At 228A Ang Mo Kio Street 23 — From S$1.2M