District 20 · Ang Mo Kio · OCR
Amo Residence
Ang Mo Kio Rise · Apartment · 99 yrs lease commencing from 2021
Current PSF
$2,513
+28.0% vs district median
Gross yield
2.6%
median rent $3,850/mo
3-year gain
10.3%
Transactions · 5y
411
38 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 620.784m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+330% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential21 / 100
5 years old · composite of plot use, age, tenure, value gap & size
Lease decay94 years left
worth 95.4%of freehold today (Bala’s Table) · loses ~2.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
95.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
Chij St. Nicholas Girls' School (Primary) 529m · Phase 2C 1.7× balloted · Ang Mo Kio Primary School 753m · Phase 2C 0.3× · Ai Tong School 919m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Mayflower Secondary School · 285m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 572m - 4 hawker centres within 1km
Green
Shangri-La Playground · 250m - 12 parks within 1km
Mall
Djit Sun Mall · 1.7km
Health
Ang Mo Kio Polyclinic (polyclinic) · 1.5km
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
372 / 372
100% taken up · 25 '10
Median price
$0k
$0k–$0k band
Unit sizes sold
958 sqft
614–2497 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
614–928
140
928–1242
95
1242–1556
65
1556–1870
0
1870–2184
0
2184–2497
3
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $2,114 psf (297 sales). At today’s $2,513 psf, they are up 19% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,525 psf - 5% above units on floors 1–5 ($2,401 psf).
Price trend average PSF by year
2022
$2,114
2023
$2,289
+8.3%
2024
$2,329
+1.7%
2025
$2,480
+6.5%
2026
$2,524
+1.8%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,100,777 | 1,292 | $2,401 | 01-05 |
| Jul 2026 | $2,420,000 | 958 | $2,526 | 16-20 |
| Jun 2026 | $3,438,000 | 1,292 | $2,662 | 11-15 |
| Jun 2026 | $3,280,000 | 1,292 | $2,539 | 06-10 |
| Jun 2026 | $2,820,000 | 1,141 | $2,472 | 01-05 |
| May 2026 | $3,618,000 | 1,475 | $2,453 | 06-10 |
| May 2026 | $3,275,000 | 1,292 | $2,535 | 06-10 |
| May 2026 | $3,225,000 | 1,292 | $2,497 | 11-15 |
| May 2026 | $3,200,000 | 1,292 | $2,477 | 06-10 |
| May 2026 | $3,020,000 | 1,141 | $2,647 | 21-25 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Amo Residence actually sell for - this project trades at 2.6× the nearest block’s PSF.