District 20 · Ang Mo Kio · OCR
Centro Residences
Ang Mo Kio Avenue 8 · Condominium · 99 yrs lease commencing from 2007
Current PSF
$1,986
+1.2% vs district median
Gross yield
2.9%
median rent $4,650/mo
3-year gain
12.3%
Transactions · 5y
79
24 in last 12 months
Nearest MRT
Ang Mo Kio Mrt Station · 136.72m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+240% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential28 / 100
19 years old · composite of plot use, age, tenure, value gap & size
Lease decay80 years left
worth 91.0%of freehold today (Bala’s Table) · loses ~5.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Jing Shan Primary School 418m · Phase 2C 0.8× · Teck Ghee Primary School 592m · Phase 2C 0.6× · Mayflower Primary School 882m · Phase 2C 0.3× · Shg Student Care (Mayflower Primary School) 890m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Anderson Secondary School · 569m
Food
Ang Mo Kio Ave 6 Blk 724 (Blk 724 Ang Mo Kio Market) · 294m - 5 hawker centres within 1km
Green
Ang Mo Kio Town Garden East · 176m - 2 parks within 1km
Mall
Djit Sun Mall · 295m
Health
Ang Mo Kio Polyclinic (polyclinic) · 537m
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%
Price trend average PSF by year
2021
$1,507
2022
$1,633
+8.4%
2023
$1,767
+8.2%
2024
$1,851
+4.8%
2025
$1,984
+7.2%
2026
$1,984
+0%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.71 | 2.8% | 154 |
| 3BR | $4,800/mo | $4.57 | 2.8% | 250 |
| 4BR | $6,150/mo | $4.92 | 3.0% | 60 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,800,000 | 904 | $1,991 | 16-20 |
| May 2026 | $2,090,088 | 1,001 | $2,088 | 26-30 |
| May 2026 | $2,039,880 | 1,001 | $2,038 | 26-30 |
| May 2026 | $1,890,000 | 926 | $2,042 | 31-35 |
| May 2026 | $1,890,000 | 926 | $2,042 | 16-20 |
| May 2026 | $1,810,000 | 926 | $1,955 | 16-20 |
| Apr 2026 | $1,730,000 | 872 | $1,984 | 26-30 |
| Apr 2026 | $1,525,000 | 818 | $1,864 | 11-15 |
| Mar 2026 | $2,776,800 | 1,281 | $2,168 | 21-25 |
| Mar 2026 | $2,055,000 | 1,367 | $1,503 | 06-10 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Centro Residences actually sell for - this project trades at 3.2× the nearest block’s PSF.