Centro Residences sits in the heart of District 20 — the Ang Mo Kio / Bishan / Thomson corridor that has matured into one of Singapore’s most liveable mass-market belts. Completed in 2014 by Eunos Link Technology Park Ltd on a 99-year leasehold commencing 2007, the 329-unit project carries roughly 80 years of remaining lease at the time of writing — a tenure profile that still sits comfortably within most banks’ financing windows but warrants close lease-decay scrutiny for long-horizon buyers. Positioned in the Outside Central Region (OCR) and within a short walk of Ang Mo Kio MRT — soon to become a North-South Line / Cross Island Line interchange — Centro Residences pitches itself squarely at family upgraders and yield-seeking investors anchored to the AMK Hub catchment. With 80 sales transactions logged in our public dataset, the development offers a modest but workable secondary-market trail to triangulate fair value. This review unpacks the District 20 thesis, the CRL upside, school catchment depth, and the risks every Singapore buyer should price in before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 20 has long been Singapore’s archetype of a successful mature estate — dense HDB heartland, robust amenity layering, and a town centre (AMK Hub) that consistently ranks among the highest-footfall suburban malls in the URA Master Plan growth chart. Centro Residences benefits from this maturity rather than betting on a transformation thesis: the surrounding infrastructure is largely built out, school catchments are well-established, and the resale ecosystem is liquid. The development’s most consequential medium-term catalyst is the Cross Island Line (CRL), which is scheduled to add an interchange at Ang Mo Kio — layering a second high-capacity rail line over the existing North-South Line node and entrenching AMK as one of the few three-line-capable suburban centres in Singapore. Bishan-Ang Mo Kio Park is a short walk or cycle away, providing one of the country’s most usable green lungs, while the Thomson belt offers landed enclaves and the upgraded Thomson-East Coast Line for residents prioritising private-residential character. Family-buyer demand here is anchored by CHIJ St. Nicholas Girls’, Ang Mo Kio Primary, Mayflower Primary and the Catholic High cluster — a school profile that Singstat household statistics show as a durable driver of OCR price floors.
We track 78 sales and 503 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTRO RESIDENCES dashboard.
- Average sale price: $1,692,617 across 78 transactions
- Estimated gross rental yield: 3.3%
- District 20 PSF ranking: Above average (top 45%)
- 99 yrs lease commencing from 2007 · OCR · D20 · 329 units
About CENTRO RESIDENCES
CENTRO RESIDENCES is a 99 yrs lease commencing from 2007 condominium, located at ANG MO KIO AVENUE 8 in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by EUNOS LINK TECHNOLOGY PARK LTD, comprising 329 residential units, completed in 2014.
With approximately 80 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CENTRO RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 49 | $1,738 psf | $1,495,712 |
| 3 BR | 27 | $1,807 psf | $2,011,858 |
| 4 BR | 2 | $1,507 psf | $2,207,016 |
Sales Market Overview
CENTRO RESIDENCES has recorded 78 sale transactions with an average transaction price of $1,692,617, ranging from $1,200,000 to $2,619,432.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $1,502 psf | $1,415,842 | — |
| 2022 | 11 | $1,633 psf | $1,525,172 | ↑ 8.7% |
| 2023 | 12 | $1,767 psf | $1,624,000 | ↑ 8.2% |
| 2024 | 14 | $1,851 psf | $1,638,286 | ↑ 4.7% |
| 2025 | 17 | $1,984 psf | $2,107,301 | ↑ 7.2% |
| 2026 | 5 | $1,918 psf | $2,019,618 | ↓ 3.3% |
CENTRO RESIDENCES ranks in the top 45% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, CENTRO RESIDENCES trades 13.3% above the segment benchmark.
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Rental Market Overview
CENTRO RESIDENCES has recorded 503 rental transactions with monthly rents averaging $4,595/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 169 | $3,847/mo | $2,700/mo | $4,700/mo |
| 3 BR | 273 | $4,697/mo | $3,100/mo | $7,700/mo |
| 4 BR | 61 | $6,212/mo | $4,000/mo | $8,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 87 | $3,806/mo |
| 2022 | 111 | $4,268/mo |
| 2023 | 91 | $4,990/mo |
| 2024 | 103 | $4,822/mo |
| 2025 | 87 | $5,076/mo |
| 2026 | 24 | $4,756/mo |
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Investment Analysis
Based on average rents and sale prices, CENTRO RESIDENCES delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows CENTRO RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTRO RESIDENCES
- Ang Mo Kio MRT
- Mayflower MRT
- Yio Chu Kang MRT
- Anderson Serangoon Junior College
- Anderson Primary School
- Chong Boon Secondary School
Nearby MRT Stations
CENTRO RESIDENCES is 140m from Ang Mo Kio MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Ang Mo Kio | NS16 | North-South Line | 140m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.2 km |
| Yio Chu Kang | NS15 | North-South Line | 1.3 km |
Nearby Schools
There are 24 schools within 2 km of CENTRO RESIDENCES, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anderson Serangoon Junior College | Jc | 90m |
| Anderson Primary School | Primary | 310m |
| Chong Boon Secondary School | Secondary | 420m |
| Deyi Secondary School | Secondary | 560m |
| Institute of Technical Education (College Central) | Tertiary | 690m |
| Teck Ghee Primary School | Primary | 710m |
| Yio Chu Kang Secondary School | Secondary | 740m |
| Yio Chu Kang Primary School | Primary | 800m |
| Ang Mo Kio Primary School | Primary | 970m |
| Ang Mo Kio Secondary School | Secondary | 1.0 km |
| Nanyang Polytechnic | Tertiary | 1.2 km |
| Mayflower Primary School | Primary | 1.3 km |
- Triple-line MRT thesis: Ang Mo Kio MRT is already a North-South Line stop within walking distance; the upcoming Cross Island Line interchange will add a second high-capacity line, a configuration that tends to support both rental demand and resale liquidity.
- AMK Hub catchment: One of Singapore’s busiest suburban malls sits a short walk away, layering supermarket, F&B, healthcare and bus-interchange amenity into daily-living calculus.
- Top-tier school proximity: CHIJ St. Nicholas Girls’, Ang Mo Kio Primary, Mayflower Primary and the Catholic High cluster fall within 1–2 km, supporting family-buyer demand that tends to stabilise occupancy and resale floors.
- Mature-estate liquidity: District 20 ranks consistently among OCR’s most-traded postcodes, which means price discovery is faster and bid-ask spreads tighter than in newer suburban submarkets.
- Green-lung access: Bishan-Ang Mo Kio Park within walking or cycling distance, plus Lower Peirce Reservoir a short drive away, supports the recreation-oriented buyer persona.
- Boutique scale (329 units): Smaller-than-mega-launch unit count typically translates to a less crowded facility experience and tighter community feel, though it also means thinner secondary-market liquidity than 600-plus-unit estates.
- Lease-decay clock running: With ~80 years remaining on the 99-year tenure (commenced 2007), Centro Residences sits before the conventional 60-year inflection point but inside the window where bank LTV and CPF usage rules begin to bite for older buyers. Model the impact via our lease decay calculator before bidding.
- Newer-launch competition: District 20 and adjacent Thomson have seen a steady drip of newer launches and en-bloc redevelopments — fresher leases and modern layouts may pull discretionary buyers away from 2014-vintage stock during a soft-resale cycle.
- Moderate transaction depth: 80 logged sales is sufficient to triangulate PSF bands but thinner than 600-plus-unit estates — price discovery in a flat or down market may take longer.
- Developer concentration risk: Eunos Link Technology Park Ltd is not a household-name developer with a broad after-sales track record; buyers should verify build-quality and management-corporation health via site visits and minutes of recent AGMs.
- ABSD exposure for foreigners and second-property buyers: Under current IRAS stamp duty rules, foreigner ABSD remains at 60% and SC2 ABSD at 20% — both narrow the buyer pool for any future exit.
- CRL construction-phase disruption: The Cross Island Line works at Ang Mo Kio will deliver long-term connectivity upside but may introduce hoarding, noise and traffic-diversion friction in the interim.
For Singapore Citizen (SC1) first-time buyers, Centro Residences tends to work as a credible entry into mature-OCR family living — the BSD-only stamp duty load keeps acquisition cost manageable, and the dual-line MRT thesis at Ang Mo Kio supports both CBD commutes and the suburban lifestyle most SC1 families actually want. SC2 buyers (Singaporeans purchasing a second residential property) face 20% ABSD under current rules and should pressure-test cash flow via our cash flow calculator; District 20’s rental market here tends to absorb 2-bedroom and 3-bedroom stock readily thanks to the AMK Hub catchment, though OCR yields generally compress against CCR comparables. Singapore PR buyers carry 5% ABSD on their first residential property and 30% on the second — the District 20 catchment is often attractive for PR families prioritising the CHIJ St. Nicholas / Catholic High school cluster. Foreigner buyers face 60% ABSD, which materially narrows the buyer pool; for the rare foreigner with a long-stay thesis, the mature-estate liquidity is more defensible than equivalent fringe-OCR exposure. Investors should benchmark gross yield against the District 20 median using our ROI calculator and consider whether decoupling structures make sense for married SC1+SC2 couples seeking to optimise stamp duty.
Centro Residences offers a defensible spot in the District 20 OCR mid-tier — a 329-unit boutique development riding the AMK Hub catchment, dual-line MRT upside, and one of Singapore’s deepest top-school clusters. The 99-year lease commencing 2007 leaves roughly 80 years remaining, which still supports full bank financing and CPF usage for most buyer profiles but starts to matter for buyers in their 50s or those underwriting a long hold. With 80 sales on record, the secondary market offers enough comparables to triangulate fair value, though boutique scale rewards patient bidders. The competitive overhang from newer Thomson and Bidadari-adjacent launches is real but largely already in price — this is a hold-the-mature-estate-thesis allocation rather than a transformation bet. Stress-test the lease decay downside, run a side-by-side comparison against newer District 20 alternatives, and triangulate the AMK PSF band on our price heatmap before committing.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 78 transactions analysed
- Rental data: 503 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 CENTRO RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.