AMPAS APARTMENTS is a freehold development along JALAN AMPAS in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 43 units and is TOP 1990.
This profile draws on 7 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 12 (Toa Payoh / Balestier), the immediate context for AMPAS APARTMENTS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 7 sales and 48 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AMPAS APARTMENTS dashboard.
- Average sale price: $1,987,114 across 7 transactions
- Estimated gross rental yield: 2.5%
- District 12 PSF ranking: Mid-range (top 72%)
- Freehold tenure · RCR · D12 · 43 units
About AMPAS APARTMENTS
AMPAS APARTMENTS is a freehold condominium, located at JALAN AMPAS in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by JIHE DEVELOPMENT PTE LTD, comprising 43 residential units, completed in 1990.
As a freehold property, AMPAS APARTMENTS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at AMPAS APARTMENTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,366 psf | $1,720,933 |
| 4 BR | 4 | $1,294 psf | $2,186,750 |
Sales Market Overview
AMPAS APARTMENTS has recorded 7 sale transactions with an average transaction price of $1,987,114, ranging from $1,700,000 to $2,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,350 psf | $1,700,000 | — |
| 2023 | 1 | $1,366 psf | $1,720,000 | ↑ 1.2% |
| 2024 | 5 | $1,312 psf | $2,097,960 | ↓ 3.9% |
AMPAS APARTMENTS ranks in the top 72% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, AMPAS APARTMENTS trades 35.3% below the segment benchmark.
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Rental Market Overview
AMPAS APARTMENTS has recorded 48 rental transactions with monthly rents averaging $4,133/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 48 | $4,133/mo | $2,380/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $2,926/mo |
| 2022 | 11 | $3,686/mo |
| 2023 | 9 | $4,333/mo |
| 2024 | 11 | $4,659/mo |
| 2025 | 8 | $4,638/mo |
| 2026 | 2 | $5,000/mo |
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Investment Analysis
Based on average rents and sale prices, AMPAS APARTMENTS delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows AMPAS APARTMENTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AMPAS APARTMENTS
- Toa Payoh MRT
- Novena MRT
- Boon Keng MRT
- Beatty Secondary School
- School of Science and Technology
- CHIJ Secondary (Toa Payoh)
Nearby MRT Stations
AMPAS APARTMENTS is 850m from Toa Payoh MRT (North-South Line), with 3 stations within 1.5 km.
Nearby Schools
There are 23 schools within 2 km of AMPAS APARTMENTS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 560m |
| School of Science and Technology | Jc | 720m |
| CHIJ Secondary (Toa Payoh) | Secondary | 740m |
| CHIJ Our Lady Queen of Peace | Primary | 860m |
| Balestier Hill Primary School | Primary | 980m |
| Pei Chun Public School | Primary | 1.4 km |
| Bendemeer Primary School | Primary | 1.4 km |
| De La Salle School | Primary | 1.4 km |
| Manjusri Secondary School | Secondary | 1.5 km |
| First Toa Payoh Primary School | Primary | 1.5 km |
| New Town Primary School | Primary | 1.5 km |
| Bendemeer Secondary School | Secondary | 1.5 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 43 units, AMPAS APARTMENTS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Beatty Secondary School sits about 0.56km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.85km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 7 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: AMPAS APARTMENTS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 7 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for AMPAS APARTMENTS?
What is the rental yield for AMPAS APARTMENTS?
Is AMPAS APARTMENTS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 7 transactions analysed
- Rental data: 48 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for AMPAS APARTMENTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 12 could add roughly 335 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing AMPAS APARTMENTS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (230m away), an upgrader gap of about $1,100,000
- Toa Payoh — 4-room average $929,793 (600m away), an upgrader gap of about $1,050,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $900,000