District 20 · Ang Mo Kio · OCR
Nuovo
Ang Mo Kio Avenue 9 · Executive Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,281
-34.7% vs district median
Gross yield
3.2%
median rent $4,680/mo
3-year gain
14.6%
Transactions · 5y
44
6 in last 12 months
Nearest MRT
Yio Chu Kang Mrt Station · 376.412m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+119% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential46 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Anderson Primary School 113m · Phase 2C 1.4× balloted · Shg Student Care (Mayflower Primary School) 885m · Mayflower Primary School 889m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yio Chu Kang Secondary School · 707m
Food
Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market) · 423m
Green
Lentor Grove Pg · 507m - 10 parks within 1km
Mall
Djit Sun Mall · 1.4km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 232m
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 neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,282 psf - 4% above units on floors 1–5 ($1,232 psf).
Price trend average PSF by year
2021
$991
2022
$1,058
+6.8%
2023
$1,109
+4.8%
2024
$1,211
+9.2%
2025
$1,349
+11.4%
2026
$1,271
-5.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,475/mo | $3.31 | 3.1% | 107 |
| 4BR | $5,200/mo | $3.35 | 3.1% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,930,000 | 1,389 | $1,390 | 06-10 |
| May 2026 | $1,470,000 | 1,119 | $1,313 | 01-05 |
| Apr 2026 | $2,165,000 | 1,841 | $1,176 | 01-05 |
| Apr 2026 | $1,708,888 | 1,281 | $1,334 | 11-15 |
| Jan 2026 | $2,100,000 | 1,841 | $1,141 | 01-05 |
| Oct 2025 | $1,890,000 | 1,421 | $1,330 | 06-10 |
| May 2025 | $2,068,000 | 1,550 | $1,334 | 01-05 |
| May 2025 | $1,980,000 | 1,550 | $1,277 | 06-10 |
| Apr 2025 | $1,540,000 | 1,119 | $1,376 | 06-10 |
| Mar 2025 | $1,900,000 | 1,389 | $1,368 | 11-15 |
HomeRadar AIlive
Ask anything about NUOVO
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Nuovo actually sell for - this project trades at 2.2× the nearest block’s PSF.