Amo Residence
AMO Residence is a 372-unit, 99-year leasehold private condominium developed by a UOL Group, Singapore Land Group, and Kheng Leong joint venture, sited along Ang Mo Kio Avenue 1 in District 20 (Ang Mo Kio / Bishan) in the Rest of Central Region (RCR), with the 99-year tenure commencing in 2021 and TOP reported for 2022. It is UOL’s flagship Ang Mo Kio entry of the cycle — landing in a precinct that had been starved of new private launches for the better part of a decade — and arrives with a development pedigree that few RCR sites in the cluster can match. The strategic question is no longer “does D20 reprice when fresh stock finally lands?” (the launch-weekend sell-through answered that) but rather “at 372 units and current asking psf, is the boutique-scale facility-load and RCR premium already in the price?” With a 99-year clock that started in 2021, second-hand buyers walking in today still see a ~94-year runway — comfortably the freshest 99LH lease in the D20 catchment outside of the GLS pipeline. Run the lease-curve sensitivity through our Lease Decay Calculator before anchoring on headline psf alone. URA’s Master Plan remains the authoritative reference for the Ang Mo Kio sub-precinct’s zoning, plot ratios, and forward GLS pipeline.
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 spans Ang Mo Kio and Bishan — two of Singapore’s most established HDB heartlands, ringed by an unusually dense schools belt and anchored by two of the strongest transport nodes outside the central core. The structural setup for AMO Residence is rare: Mayflower MRT on the Thomson–East Coast Line (TEL) sits within walking range, Ang Mo Kio MRT on the North–South Line (NSL) is a short hop away and is confirmed as a future Cross Island Line (CRL) interchange, and the Circle Line (CCL) is one stop south at Bishan. That triangulation — TEL access plus a future NSL×CRL interchange — is the kind of connectivity upside that doesn’t exist at most RCR sites. Anchor amenities are mature, not still forming: AMK Hub for the full daily retail grid, Bishan-AMK Park (one of Singapore’s largest urban parks) as the green spine, Junction 8 and Bishan Library a stop south, and a schools belt that includes Ai Tong, CHIJ St Nicholas Girls’, Catholic High, Raffles Institution, and Anderson Serangoon JC inside the 2km ring. Benchmark AMO Residence’s psf and stack against the surrounding 99LH stock on our Price Heatmap and pull the macro view from the District 20 overview. LTA’s Cross Island Line briefing confirms the future CRL interchange at Ang Mo Kio that underwrites the connectivity upgrade thesis.
Overview & Key Facts
AMO Residence is a landmark development in District 20 — the first private condominium to launch in Ang Mo Kio in over a decade. Jointly developed by UOL Group, Singapore Land Group, and Kheng Leong Company, the 372-unit project sits on Ang Mo Kio Rise and obtained its TOP in 2025. UOL’s track record for quality finishes and thoughtful master planning is evident throughout, from the full-height windows in every bedroom to the timber flooring that comes standard across all units.
The development draws its name from the Italian word for “love,” and the design philosophy centres on connecting residents with nature. Set against the backdrop of Bishan-Ang Mo Kio Park — one of Singapore’s largest urban parks at 62 hectares — select stacks enjoy unblocked panoramic views of rolling greenery extending toward Lower Pierce Reservoir. The two 25-storey towers are arranged to maximise these sightlines while maintaining a sense of intimacy unusual for a development of this scale.
AMO Residence is squarely targeted at HDB upgraders in the Ang Mo Kio-Bishan corridor who want private condo living without leaving a neighbourhood they know well. At an average PSF of $2,481, it commands a premium over older condos in the area, but that pricing reflects both its newness and the extreme scarcity of private launch supply in AMK. An astonishing 98% of units sold on launch day in July 2022, signalling just how pent-up demand was in this precinct.
Location & Connectivity
AMO Residence sits in the heart of mature Ang Mo Kio, with the upcoming Mayflower MRT station on the Thomson-East Coast Line approximately 610 metres away — about an 8-minute walk. Bright Hill MRT (also TEL) is a similar distance at 620 metres and is slated to become an interchange station when the Cross Island Line arrives around 2032. This future interchange status is a meaningful long-term value driver, as Bright Hill will connect the TEL with the CRL, placing AMO Residence within two stops of a major transit node.
The upcoming North-South Corridor (NSC) — Singapore’s longest transit priority corridor at 21.5 km — will run along Ang Mo Kio Avenue 1, significantly improving bus connectivity and drive times to the CBD. Expected completion by 2029, this infrastructure upgrade is a strong tailwind for AMO Residence’s long-term value.
Daily conveniences are well covered. AMK Hub — Ang Mo Kio’s main shopping mall with FairPrice Finest, Uniqlo, and a cinema — is about 1.5 km or one MRT stop away. Junction 8 and Thomson Plaza offer additional retail options within two stops. For hawker food, Ang Mo Kio Market and Food Centre and the well-loved Sembawang Hills Food Centre are both within easy reach by bus or a short drive. The precinct also benefits from Ang Mo Kio Polyclinic and Yio Chu Kang Community Hospital for healthcare needs.
School proximity is a strong suit. Jing Shan Primary (420m), Mayflower Primary (730m), and Ai Tong School (within 1 km) serve families with primary-school-aged children. Peirce Secondary (380m) sits almost at the doorstep. Driving connectivity is excellent via the CTE, which is roughly 5 minutes away, putting the CBD within a 20-minute off-peak drive.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | secondary | Within 1 km |
| Jing Shan Primary School | primary | Within 1 km |
| Mayflower Primary School | primary | Within 1 km |
| Ang Mo Kio Secondary School | secondary | Within 1 km |
| Ang Mo Kio Primary School | primary | Within 1 km |
| Yio Chu Kang Primary School | primary | ~1.3 km |
| Yio Chu Kang Secondary School | secondary | ~1.4 km |
| Anderson Primary School | primary | ~1.5 km |
Facilities
For a 372-unit boutique development, AMO Residence punches above its weight on facilities. The highlight is the 50-metre lap pool flanked by a leisure pool, children’s wading area, and a pool-side lounge. A well-equipped gymnasium, tennis court, outdoor fitness stations, BBQ pavilions, and a function room round out the active offerings. The landscaping leans into the nature-adjacent positioning with extensive tree planting and garden pathways that echo the greenery of neighbouring Bishan-AMK Park. A sky terrace on the upper floors offers panoramic views toward Lower Pierce Reservoir.
“The facilities are well maintained and the pool is never overcrowded, which is the benefit of a smaller development. We moved from a 5-room flat in AMK and the biggest upgrade is honestly having the park at our doorstep.”
— Resident review, EdgeProp, 2025
Unit Sizes & Layout
AMO Residence offers a mix of 2-bedroom (657–689 sq ft), 3-bedroom (947–1,001 sq ft), 4-bedroom (1,292–1,346 sq ft), and 5-bedroom (1,668 sq ft) configurations. By current new-launch standards, the unit sizes are respectable — the 3-bedroom units in the 950–1,000 sq ft range are larger than what many 2023–2025 launches offer, and the 4-bedroom layouts with a dry kitchen and utility room are genuinely family-functional. All units come with timber flooring, full-height windows, and quality fittings consistent with UOL’s premium positioning.
Stacks facing north-east toward Bishan-AMK Park and Lower Pierce Reservoir command the best views and are the most sought-after in the resale market. South-west facing stacks overlook the adjacent HDB developments, including the nearby Kebun Baru Edge BTO project. Higher-floor units (15th storey and above) in the park-facing stacks can see as far as the Seletar Reservoir area on clear days.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 93 | $2,154 | $1,424,742 |
| 2 BR | 94 | $2,134 | $1,585,180 |
| 3 BR | 179 | $2,127 | $2,328,017 |
| 4 BR | 25 | $2,149 | $3,160,920 |
| 5 BR | 3 | $2,414 | $5,698,667 |
Pricing & Market Position
Based on 394 recorded transactions, sale prices range from $1,269,000 to $6,008,000, averaging $2,016,096 (~$2,520 psf).
Rents range from $3,400 to $7,000 per month across 27 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 21.1% (from $2,114 to $2,559 psf).
Neighbourhood Comparison
AMO Residence competes in an unusual micro-market: it is the only recently-launched private condo in Ang Mo Kio itself. The nearest comparables are across the district boundary in Bishan — Jadescape ($2,093 PSF, 1,206 units), The Panorama ($1,822 PSF, 698 units), and Sky Vue ($1,965 PSF, 694 units). AMO commands a $388–$659 PSF premium over these neighbours, reflecting its newer build and the AMK scarcity factor. Whether that premium is sustainable depends on whether URA releases additional sites in AMK in future Government Land Sales.
For budget-conscious buyers willing to accept an older leasehold, Braddell View at $1,012 PSF represents a dramatically different value proposition — a HUDC-turned-condo with massive unit sizes and a $1,469 PSF discount, albeit with significantly fewer years on the lease and ageing facilities. The trade-off is stark: new-build premium versus sheer space and value.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 2022 | 372 | $2,520 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 2021 | 1,206 | $2,101 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 2019 | 698 | $1,835 |
| SKY VUE | 99-year leasehold | 2016 | 694 | $1,970 |
| SEMBAWANG HILLS ESTATE | Freehold | 2023 | 34 | $1,941 |
| BRADDELL VIEW | 103 yrs lease commencing from 1977 | 1981 | 918 | $1,015 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates AMO RESIDENCE across multiple dimensions.
What Residents Say
“We waited years for a private condo in AMK — our parents are in the HDB blocks next door and we didn’t want to move far. The quality of the finishes is noticeably better than what we saw at other launches in the price range. Bishan-AMK Park is literally a 3-minute walk.”
— Resident review, StackedHomes, 2025
“The MRT walk is not as close as they marketed. Mayflower MRT is a solid 10-minute walk and there’s no shelter for part of it. On rainy days it’s a bus or grab situation. Also, the PSF is honestly on the high side for Ang Mo Kio — we’re paying Bishan prices.”
— Resident review, EdgeProp, 2025
“UOL delivers on build quality. The timber floors, the fittings, the common area maintenance — everything feels a cut above. The pool area is beautiful at sunset with the park views. Only 372 units means we actually recognise our neighbours.”
— Resident review, PropertyGuru, 2025
Freshest 99LH lease in the D20 private catchment. A 99-year tenure starting in 2021 leaves the second-hand buyer with ~94 years — materially more runway than the older 99LH stock around Ang Mo Kio and Bishan, most of which is now well past the Bala’s Table inflection. A few extra years of remaining lease compound into a meaningful resale-pricing edge in a precinct where most comparables have visible decay. Sanity-check the curve via our Lease Decay Calculator.
Tier-1 developer JV with deep balance sheets. UOL Group (Avenue South Residence, The Tre Ver, Clavon) paired with Singapore Land Group and Kheng Leong is one of the more credible RCR developer stacks of the cycle — UOL’s delivery record on residential is strong, and the JV’s balance-sheet depth materially reduces both execution risk and the launch-discount pressure that under-capitalised developers face under unsold-units ABSD timing. For a 372-unit project, that’s the right developer-to-scale ratio.
Dual-line connectivity with confirmed CRL upgrade. Mayflower MRT (TEL) for the Thomson corridor north and south, Ang Mo Kio MRT (NSL) for the established city-bound spine, and the confirmed CRL interchange at Ang Mo Kio repricing the connectivity profile from dual-line to triple-line within the next planning horizon. That’s a structural connectivity upgrade priced into the catchment but not always priced into individual stack-level asks. Stress-test the entry stack with our Affordability Calculator and overlay Buyer’s Stamp Duty for the full landed cost.
Mature amenity and schools belt, not a still-forming precinct. Unlike emerging clusters where the catchment thesis depends on amenity build-out continuing, AMO Residence sits inside a precinct where AMK Hub, Bishan-AMK Park, Junction 8, and the schools belt are already in place and have been for decades. That removes one layer of execution risk — the buyer underwrites the existing amenity grid, not a forward GLS pipeline. Model the rental-yield case through our ROI Calculator and the carrying cost through Cash Flow Calculator. MAS Notice 632 on TDSR is the binding affordability ceiling for any rate-stress scenario.
Boutique-scale facility-load at 372 units. The 372-unit count is genuinely small for a full-facility private condo at RCR pricing — that means each strata owner carries a higher proportional share of clubhouse, pool, gym, and landscape upkeep than a 600–800-unit project. Maintenance fees on a per-unit basis tend to skew higher, and the bench-warming risk on premium facilities (50m lap pool, multiple BBQ pavilions, function rooms) is real when the absolute resident base is small. Benchmark the maintenance line against larger comparables on our Property Comparison tool.
RCR psf premium fully baked in. AMO Residence’s launch psf set new benchmarks for the D20 private catchment, and secondary-market asking has tracked that level rather than discounting. A buyer entering today underwrites a stack where the RCR premium and the connectivity-upgrade thesis are already in the price — the upside is execution on the CRL interchange and the cluster repricing, not a discount-to-fair-value entry. Re-run the TDSR Calculator at a stressed 4% rate, not the prevailing rate.
ABSD exposure and rate sensitivity at RCR pricing. At RCR psf with a 99LH structure, the absolute quantum sits squarely in ABSD-stressful territory for second-property buyers and foreign purchasers. The headline ABSD bands have been ratcheted higher across the last three rounds of cooling measures, and buyers stretching to enter are exposed to refinancing risk when current fixed-rate packages roll off. Model the forward cycle through our Mortgage Calculator and the refinancing scenario via Refinancing Calculator. IRAS stamp duty reference covers the upfront frictional cost stack that often gets underestimated at the budget stage.
Comparable competition within and adjacent to the cluster. AMO Residence does not sit in a supply vacuum — JadeScape (D20, Marymount, 1,206 units, 99LH 2018) is the obvious dual-line peer with a deeper sub-sale liquidity pool, and Sky Vue (D20, Bishan, 694 units, 99LH 2013) sets the more established secondary benchmark. Buyers serious about D20 should benchmark all three on tenure, psf, facility load, and stack-level liquidity before anchoring. CEA’s professional conduct rules govern any advisory you take on the comparison.
CRL interchange is confirmed but unrealised. The CRL line at Ang Mo Kio is confirmed in the LTA pipeline but the actual interchange completion is years out. Pricing in the upside today means underwriting the construction timeline and the precinct’s ability to absorb the connectivity upgrade without commensurate supply pressure. That’s a longer-dated thesis than the price-in suggests.
Best fit: owner-occupier family, 7–10 year horizon, prioritising fresh lease, established amenity, and dual-line connectivity with confirmed CRL upgrade. This is the cleanest case for AMO Residence — the buyer who wants D20 exposure with the freshest 99LH lease in the private catchment, who values the Bishan-AMK Park spine and the schools belt over a still-forming amenity story, and who can underwrite the boutique-scale facility-load against the longer-dated connectivity upgrade. Model total cost of ownership through our Total Cost Calculator across maintenance, property tax, and a forward refinancing cycle.
Reasonable fit: yield-seeking investor positioned for D20 cluster repricing on CRL. The dual-line plus future CRL interchange is a credible 5–7 year story, and the established schools belt supports a defensible family-rental thesis. Run the gross-yield maths on our ROI Calculator against district benchmarks from the District 20 page — the question is whether the entry psf already discounts the upgrade.
Marginal fit: cluster diversifier hedging between AMO Residence, JadeScape, and Sky Vue. Concentrating multiple units within D20 concentrates the supply-pricing correlation too — the three projects move together more than they offset each other. Use the Decoupling Calculator with a tax advisor if the strategy involves ABSD-mitigation manoeuvres — the rules on these have tightened.
Wrong fit: short-horizon flippers (transaction frictions plus a fully baked launch psf make sub-3-year exit thin), buyers prioritising large-format facility load (372 units is genuinely small for the maintenance maths), and budget-stretchers underwriting CRL upgrade timing — that’s a multi-year wait, not a near-term catalyst.
Verdict: the cleanest fresh-lease RCR entry in District 20, priced for the connectivity upgrade. AMO Residence offers what a UOL flagship in Ang Mo Kio should offer — freshest 99-year tenure in the D20 private catchment (clock starting 2021, ~94 years runway), tier-1 developer JV in UOL, Singapore Land, and Kheng Leong, dual-line MRT access via Mayflower (TEL) and Ang Mo Kio (NSL) with a confirmed CRL interchange upgrade in the pipeline, and a mature amenity and schools belt that doesn’t depend on forward GLS execution. Against JadeScape, AMO trades scale and sub-sale liquidity for the fresher lease and the UOL pedigree; against Sky Vue, AMO offers materially more lease runway and the CRL upside that Sky Vue can also share but underwrites from a more aged base. The honest risk file is what the small-scale RCR launch buyer signs for: 372 units is boutique-scale facility-load with a higher per-unit maintenance share, the RCR psf premium is fully baked into asking, ABSD exposure and rate sensitivity are real at the resulting quantum, and the CRL interchange upside is confirmed but years from completion. None of these are idiosyncratic flaws — they price into every D20 fresh-launch trade. For the owner-occupier family with a 7–10 year horizon: a credible shortlist entry, with the fresh-lease edge and the schools belt as the main structural advantages. For the yield-seeking investor: the question is whether the CRL repricing is already in the asking sheet.