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AMO RESIDENCE

Ang Mo Kio Rise · D20 Ang Mo Kio
Apartment99-year
$2,514 psf
median $psf
$5.38
median rent · psf/mo
~2.6%
gross rental yield
25
highest floor
372
total units
2025
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 52 URA rental contracts (last 12 mo).
65
/ 100
HomeVestor Investor Score
Best for: Family demand + Exit liquidity
Watch out for: Priced above nearby projects
Data confidence: High · overall risk: Low
Yield23
Cashflow—
Liquidity80
Growth75
Family84
How is this worked out? — this project’s 4 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 75
Nearest growth node: Ang Mo Kio & Sengkang West — ~1.7 km away (announced) → 85 · Nearest MRT ~442 m (Mayflower) → 76 · Recent price momentum +2% (last 6 mo vs prior year) → 63  =  average
Rental yield · 23
Gross rental yield 2.6% on a 2.0–4.5% band → 23
Exit liquidity · 80
372 units → 41 · 36 sales in 12 mo → 100 · 52 rental contracts → 100  =  average
Family demand · 84
Oversubscribed school within 1 km (Ai Tong School, 1.9× demand) → 84
Overall · 65
The average of the 4 sub-scores above.
Risk flags
Priced above nearby projects — ~38% above the median $psf of 36 projects within ~2.0 km
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Amo Residence is a leasehold project in D20 Ang Mo Kio with 2.6% gross yield, good liquidity and strong school demand (Ai Tong School within 1 km). It sits ~1.7 km from the Ang Mo Kio & Sengkang West growth node (announced).

Best suited for
  • Family demand buyers
  • Exit liquidity buyers
Less suited for
  • pure rental-yield investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.

Investment report

A plain-language read on Amo Residence — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorFamily-demandLiquidity-deepsignals — how they're defined
Why this may work
  • In the Ang Mo Kio & Sengkang West URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Strong transaction liquidity — 36 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
  • Active rental market — 52 recent lease contracts at a healthy ~2.6% gross yield.
  • Oversubscribed primary school (Ai Tong School) within 1 km — a durable family-demand anchor.
  • Well-sized 372-unit project — larger developments trade at firmer $psf and resell faster.
  • Mayflower MRT Station MRT within ~442 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Entry $psf sits ~38% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
  • High quantum (typical unit ~$2,646,540) narrows the resale buyer pool.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$2,514 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$2,535 psf
Nearby projectsmedian $psf of projects within ~2.0 km$1,822 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield$1,899 psf
HomeVestor fair range$1,910–$2,481 psf
≈ $1,994,040–$2,590,164 for a ~1,044 sqft unit

See the D20 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.4% target gross yield for a RCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Avoid zoneCurrent median $2,514 psf sits above the fair range — the risk/reward looks stretched at today’s pricing.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run trend — project vs. market

Indexed to 100 at 2022 · 2022–2026

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

Within 1 km — highest P1 priority
#29 Ai Tong School 955 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Mayflower MRT Station · ~442 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameAMO RESIDENCE
Street NameAng Mo Kio Rise
Property TypeApartment
Tenure99 years leasehold · ~98 yrs left
District / Planning AreaD20 / Ang Mo Kio
Completion2025
Number of units372 units
Highest floor in the project25
DeveloperUNITED VENTURE DEVELOPMENT (2021) PTE LTD
Land Area (sqm)12,679
Master Plan Plot Ratio2.5

All transactions (410)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (52)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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