How far is Block 228B Ang MO Kio ST 23 from the nearest MRT?

The nearest MRT is Mayflower Mrt Station, about 9.1 minutes on foot.

How do I get from Block 228B Ang MO Kio ST 23 to the city centre by public transport?

Take Bus 71 to Bishan, then North-South Line to Raffles Place. About 42 minutes with 1 transfer, roughly S$1.98.

What is the nearest hawker centre to Block 228B?

Ang Mo Kio Street 22 Blk 226H (Kebun Baru Food Centre) is roughly 2.8 minutes' walk away.

Which primary school is closest to Block 228B Ang MO Kio ST 23?

Ang Mo Kio Primary School, approximately 108 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 228B Ang MO Kio ST 23?

Approximately 94 years, derived from the block's lease commencement in 2021 against the standard 99-year HDB lease.

What is the liveability score of Block 228B Ang MO Kio ST 23?

It scores 78.7/100 overall: transport 64.2, food 95, schools 100, healthcare 68.1, daily needs 93.3, green space 80.7, connectivity 37.9, value 100, leisure 81.

Is Block 228B Ang MO Kio ST 23 a good place to live and a good buy?

On liveability it scores 78.7/100 overall. On price, resale prices here have been rising faster than most Singapore subzones, and about 94 years of lease remain. Whether that is "worth it" depends on budget and priorities — the index gives the liveability and lease picture, and data.gov.sg resale transactions for Shangri-La give the price trend.

Block 228B Ang MO Kio ST 23

562228 · Shangri-La · Ang Mo Kio · Built 2020 · Lease from 2021 · ~94 yrs lease left · 130 units · 27 floors

79Overall / 100How we score →

Summary

Block 228B Ang MO Kio ST 23 in Ang Mo Kio scores 78.7/100 overall on the Singapore Block Liveability Index. It is 9.1 minutes’ walk from Mayflower Mrt Station MRT, 2.8 minutes from Ang Mo Kio Street 22 Blk 226H (Kebun Baru Food Centre), and 108 m straight-line from Ang Mo Kio Primary School.

Where it is

OneMap · SLA

Map showing the location of Blk 228B Ang MO Kio ST 23 in Singapore

Block 228B Ang MO Kio ST 23, Singapore 562228

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 64
Food: 95
Schools: 100
Healthcare: 68
Daily needs: 93
Green space: 81
Connectivity: 38
Value (lease): 100
Leisure: 81
EV charging: 97

80+ excellent65+ good50+ fair35+ weak<35 poor

See how every score is calculated →

Who it suits

Overall: 79
Young Families: 82
Seniors: 80
Renters: 70
Investors: 87
EV Owners: 83

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 41.9min
one-north: 42.8min
Jurong East: 56.9min
Changi Airport: 78.5min

Getting to the city centre

weekday 08:00 · OneMap

42 min door to door · S$1.98 · 1 transfer · 8 min (496 m) walking · 5 min waiting · 29 min riding

6m›71›2m›NSL›0mthe city centre

Walk 6 min (377 m) to Opp Mayflower Sec Sch
Bus 71 · SBS Transit
Opp Mayflower Sec Sch → Bishan · 8 stops · 12 min
Walk 2 min (92 m) to Bishan
North-South Line · SMRT Corporation
Bishan → Raffles Place · 9 stops · 17 min
Walk 0 min (28 m) to Destination

Fastest itinerary · fares & times from OneMap, Singapore Land Authority

What’s nearby

walk times, door to door

Walk-time rings · schematic

Distance from centre is real walk time (rings at 5 / 10 / 15 min); the angle only spreads categories apart — it is not compass bearing.

MRT stations

transit

PlannedTeck Ghee MRT station (Master Plan 2025) is planned about 589 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Ang Mo Kio Street 22 Blk 226H (Kebun Baru Food Centre)2.8 min
Ang Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)11 min
Ang Mo Kio Ave 4 Blk 160/162 (Mayflower Market)15.2 min

Eateries nearby

food

Kok Pik MunA2.7 min
Kim San Leng (Ang Mo Kio) Pte Ltd3.9 min
Lim Aik Sean Forest3.9 min
Hoon Thing LeongB3.9 min
Teo Lee KianB3.9 min
Toh Kai LeeB3.9 min

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Ntuc Fairprice Co-Operative Ltd5.3 min
Sheng Siong Supermarket Pte Ltd6.4 min
Sheng Siong Supermarket Pte Ltd10.2 min

CHAS clinics

health

Trucare Medical And Surgery2.7 min
Family Health Medical Centre4 min
Caredoc Medical Clinic5.3 min

Parks & green

green

Bishan-Ang Mo Kio Park (Pond Gardens)11.3 min
Mayflower Crescent Pg12 min
Ellington Square Playground14.1 min

Primary schools

straight-line

Eldercare centres

care

Thk Sac @ Amk 20810.2 min
AWWA Community Home for Senior Citizens11.8 min
THK Senior Group Home @ AMK25712.9 min

Community clubs

leisure

Ang Mo Kio CC3.5 min
Kebun Baru CC13.2 min
Marymount CC18.6 min

Libraries

leisure

Ang Mo Kio Public Library18.4 min
Bishan Public Library36.6 min

EV charging

Blk 226E-226H Ang Mo Kio Street 22 Stamford Scholars Ang Mo Kio Centre3.6 min
Blk 229/230 Ang Mo Kio Street 22 Kebun Baru Palm View4.2 min
Blk 223/226/226A-226D Ang Mo Kio Street 225 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 228B Ang MO Kio ST 23

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 3 MRT, 1 hawker centres, 2 supermarkets, 4 clinics.

Shaded areas are real pedestrian reach (OSRM foot routing), sampled on a grid — an approximate schematic, not a legal boundary.

Buses near here

LTA stops · OneMap routing

Nearest bus stops

Stop 542295.8 min walk · 147 m
Stop 542217.3 min walk · 175 m

Buses that serve this block

OPP MAYFLOWER SEC SCH6 min walk
71

Services seen boarding near this block on real OneMap public-transport routes — not a full timetable. Check the LTA / bus operator app for live arrivals.

Who lives here

Census 2020 · Ang Mo Kio planning area

Age profile: In Ang Mo Kio, 11.4% of residents are under 15 and 21.8% are 65 or older.; 55–597.9%
60–647.8%
45–497.6%
65–697.4%
Household income: 31% of Ang Mo Kio households earn $10,000 or more a month (gross, from work).; No working person19%
$20,000+10.7%
$1,000–1,9997%
$3,000–3,9996.7%
Dwelling mix: 84.1% of Ang Mo Kio households live in HDB flats; 15.4% in condominiums or landed homes.; HDB 3 room flats40%
HDB 4 room flats24.7%
HDB 5 room and executive flats11.1%
HDB 1 and 2 room flats8.3%
Household size: 46.7% of Ang Mo Kio households are one or two people; 2-person households are the most common.; 2-person25.8%
1-person20.9%
3-person20.2%
4-person17.3%
In education: Of Ang Mo Kio residents currently in education, 26.4% attend polytechnic or university.; Primary32.6%
Secondary22.8%
University14.9%
Polytechnic11.5%
Commute to work: 60.9% of working Ang Mo Kio residents commute by public transport; 25.9% drive or ride.; MRT LRT and bus29%
Car19.1%
Bus17.5%
MRT LRT only12.5%

Resident data for the Ang Mo Kio planning area, Census 2020 — Singapore Department of Statistics, via OneMap (Singapore Land Authority).

Can I afford this?

est. ~S$1.13M · 5 room

Set your budget to see if this block fits. Not sure? work it out from your income →

Value for money

liveability vs price · like-for-like

priced about right

Among 5-room HDB flats islandwide (2,514 compared), Blk 228B Ang MO Kio ST 23 is more liveable than 87% of them but pricier than 97% — around S$953/psf for 5 room (as of 2026-06).

Liveability87th percentile

Price (lower is cheaper)cheaper than 3%

Percentiles rank this home only against comparable ones (5-room HDB flats islandwide). A transparent price-vs-liveability comparison from real resale data — not a valuation or fair-price estimate. as of 2026-06

Is it worth it?

liveability · price trend · lease

Block 228B offers a strong liveability score (78.7/100). On price, resale prices here have been climbing faster than most Singapore subzones and the lease is near-fresh (~94 years left).

What you get78.7/100overall liveability

Where price is heading+44.2%5 room median PSF, 12-mo

How long it holds94 yrslease remaining

A plain-language read, not financial advice. Liveability and lease come from the index; price signals from data.gov.sg resale transactions for Shangri-La. We do not publish a fair-price estimate.

Prices & transactions — Blk 228B Ang MO Kio ST 23

Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation

4-room10 sales · 12 mo

S$900k – S$1.12m

median S$1.02m · S$899–1119 psf

5-room10 sales · 12 mo

S$1.12m – S$1.32m

median S$1.16m · S$921–1085 psf

Subzone median PSF (smoothed)4-room5-room a sale at this block

Monthly resale volume — Shangri-La (area liquidity)

Recent sales at Blk 228B Ang MO Kio ST 23

Month	Type	Storey	Area	Price	PSF
Jun '26	4-room	19 TO 21	93 m²	S$1.08m	S$1078
Jun '26	4-room	10 TO 12	93 m²	S$1.01m	S$1010
Jun '26	5-room	04 TO 06	113 m²	S$1.15m	S$945
May '26	4-room	04 TO 06	93 m²	S$935k	S$934
May '26	4-room	25 TO 27	93 m²	S$1.12m	S$1119
May '26	4-room	01 TO 03	93 m²	S$900k	S$899
May '26	5-room	10 TO 12	113 m²	S$1.19m	S$978
Apr '26	4-room	10 TO 12	93 m²	S$1.01m	S$1014
Apr '26	5-room	16 TO 18	113 m²	S$1.32m	S$1085
Apr '26	5-room	10 TO 12	113 m²	S$1.16m	S$954
Apr '26	5-room	07 TO 09	113 m²	S$1.17m	S$958
Mar '26	4-room	07 TO 09	93 m²	S$972k	S$971

Showing 12 of 20 sales in the last 2 years.

Subzone medians — Shangri-La

Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg

Flat typeMedian PSF12-mo changeLatest txns

3 ROOMS$575▲ 9.5%1

4 ROOMS$1029▲ 48.2%1

5 ROOMS$953▲ 44.2%6

Compare with nearby blocks →Living in Ang Mo Kio →Ang Mo Kio estate data →Blocks near Mayflower Mrt Station →Blocks near Ang Mo Kio Primary School →Commute to the CBD →Buying your first home →Upgrading or investing →

See what’s for sale

Browse current for-sale listings near Blk 228B Ang MO Kio ST 23 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

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