The Amore

Overview & Key Facts

The Amore is a 378-unit executive condominium by MKH (Punggol) Pte Ltd — a Singapore-incorporated SPV backed by Malaysian parent MKH Berhad (Metro Kajang Holdings), a Bursa Main Market–listed developer established in 1979 with more than 30,000 units developed across Malaysia, China, and Indonesia. The Amore is MKH’s sole Singapore project, delivered in joint venture with Keong Hong Construction on a S$156 million land parcel acquired from HDB in 2013. Designed by DP Architects Pte Ltd, the development occupies a 13,565 sqm site at the junction of Punggol Central and Edgedale Plains, comprising six blocks of 15 to 17 storeys with a basement carpark and TOP dated 31 July 2017.

Two details set The Amore apart in the Punggol EC universe. First, it was widely marketed at launch as “the last EC in Singapore with no resale levy” — buyers who had previously disposed of an HDB flat were not required to pay HDB’s standard resale levy when purchasing a unit here, a meaningful cost saving that shaped the early buyer profile toward experienced HDB upgraders. Second, The Amore is approaching full EC privatisation in mid-2027 (10 years from its July 2017 TOP), a milestone that will remove the remaining open-market restriction on foreign buyers and is already attracting renewed interest from investors anticipating the liquidity expansion.

Market data confirms a strong appreciation trajectory. Average PSF has climbed from approximately S$1,161 at early resale through S$1,245, S$1,358, and S$1,446 to S$1,532 in the most recent period — a steady, uninterrupted uptrend of roughly 32% from the base level. At an average PSF of S$1,468 and a gross rental yield of 3.56%, The Amore sits above the median Punggol EC psf and delivers a yield competitive with newer-vintage launches priced well above S$1,800 psf.

Location & Connectivity

The Amore sits at the junction of Punggol Central and Edgedale Plains — a central Punggol address that positions it within walking distance of the estate’s main retail, recreational, and school catchments. The most distinctive location feature is the dual-LRT access: Oasis LRT (Punggol LRT West Loop) is approximately 310 m from the development, and Kadaloor LRT is approximately 370 m in the opposite direction. Both stations connect to Punggol MRT/LRT Interchange, where the North-East Line (NEL) serves Serangoon in 9 minutes, Dhoby Ghaut in 22 minutes, and HarbourFront in 35 minutes. The LRT ride from Oasis to Punggol interchange is approximately three stops and five minutes.

The school catchment is a genuine strength. The development sits directly opposite Horizon Primary School and Greendale Secondary School — both are literal road-crossing distance, making this one of Punggol’s more compelling family address choices. Oasis Primary School is 0.30 km away, and SIT’s Punggol campus (part of the Punggol Digital District) is 0.46 km — the latter representing a structural academic and employment anchor for rental demand. Horizon Primary and Greendale Secondary are both within the coveted 1 km priority enrolment radius.

Day-to-day amenities are well-served for Punggol. Oasis Terraces (24-hour NTUC FairPrice Xtra, hawker centre, polyclinic, childcare) is the closest major retail node; Cold Storage at Punggol Plaza is similarly accessible. Punggol Waterway Park — a 4.2 km blue-green corridor connecting Punggol Reservoir to Serangoon Reservoir — is within cycling distance, providing the outdoor lifestyle access that consistently scores well in resident surveys for this part of District 19. SAFRA Punggol and Coney Island (133 ha nature island, camping and water sports) round out the leisure offer for active residents.

Schools & Education

5 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Amore’s facilities were designed around a resort-style water theme, with the 50-metre lap pool as the centrepiece of a leisure cluster that includes a spa pool with bubbling jacuzzis, a wet lounge, a child-friendly pool, and a water playground. The ground and podium levels also accommodate a tennis court, multi-purpose lawn, outdoor fitness corner, jogging track, BBQ patio, and a landscaped pool deck. The facility density is appropriate for 378 units — residents consistently describe good availability for pools and courts compared to larger Punggol ECs where booking pressure is higher.

The most architecturally distinctive feature is the 16th-floor sky gym — positioned at the top of the building stack and overlooking the swimming pool below. This “sky gym” format was relatively novel in the EC segment at The Amore’s 2013 launch and continues to be a frequently cited highlight in resident reviews. Two of each block pair are also connected via a sky lounge on the uppermost floors, providing a shared entertaining and gathering space with elevated views over the Punggol estate.

Residents reviewing The Amore on aggregator platforms consistently rate the common areas as well-maintained. The MCST is described as responsive, and the development appears free of the management controversies that occasionally surface for older Punggol ECs. The facilities are EC-standard rather than resort-luxury — buyers benchmarking against private condominiums at S$2,000+ psf will find the gym and clubhouse functional rather than aspirational — but at current PSF levels the trade-off is well understood by the target buyer profile.

Unit Sizes & Layout

The Amore provides six unit-type families across 378 units: 2-bedroom (700–764 sqft, 15 units), 3-bedroom (883–1,001 sqft, 105 units), 3-bedroom Premium (1,098 sqft, 68 units), 4-bedroom Premium (1,227 sqft, 92 units), 4-bedroom Prestige (1,302–1,346 sqft, 64 units), and 5-bedroom Prestige (1,475–1,582 sqft, 34 units) — a total of 16 distinct layouts. The absence of studio and one-bedroom units is consistent with the EC model’s family orientation and HDB eligibility framework.

Unit sizes at The Amore reflect 2013 design norms, when space efficiency was less aggressively optimised than in present-day launches. Three-bedroom units start at 883 sqft and extend to the 3-bedroom Premium at 1,098 sqft — sizes that would be positioned as 4-bedroom equivalents in some current new launches. The 4-bedroom Premium at 1,227 sqft and the 4-bedroom Prestige at 1,302–1,346 sqft are particularly well-sized for multi-generational family use. The 5-bedroom Prestige range (1,475–1,582 sqft) represents the largest configurations and has commanded the highest psf in recent transactions, including the August 2025 high of S$1,539 psf for a 1,227 sqft 4-bedroom Premium unit.

Interior finishing is EC-standard for the 2013–2017 vintage: functional kitchens and bathrooms with branded fittings but not luxury-grade appliances. Owners who have been in residence since TOP report budgeting for partial kitchen and bathroom refreshes within the first five years, which is consistent with the EC norm. Buyers entering in 2026 at the resale market are acquiring units that have typically had at least one renovation cycle, which is generally preferable to EC-original finishes on a decade-old lease.

Pricing & Market Position

Across 176 recorded transactions (all-time), sale prices range from $750,000 to $2,350,000, averaging $1,397,274.

Over the last 12 months, transactions averaged $1,491 psf.

Rents range from $2,820 to $5,500 per month across 51 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE AMORE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 43.5% (from $1,057 to $1,517 psf).

Neighbourhood Comparison

The Amore’s closest EC peer in Punggol is Waterbay (Qingjian Realty, 383 units, 99-year lease from July 2012, Cove LRT at ~240 m, ~S$1,419 psf, privatisation ~2028). Waterbay holds a modest psf discount of roughly 3–4% to The Amore, reflecting its slightly older lease and the fact that its PSF trajectory has recently softened from peak while The Amore’s has continued upward. The Amore’s school adjacency (Horizon Primary literally opposite) is materially stronger than Waterbay’s school catchment, which partially justifies the premium. Waterbay’s privatisation in 2028 is one year later than The Amore’s 2027 trigger.

Prive EC (Sim Lian, 477 units, 99-year lease from 2010, Cove LRT at ~260 m, ~S$1,541 psf, fully privatised ~2022) commands an approximately 5% psf premium and has been open-market since 2022. Prive’s full privatisation status and its Sim Lian pedigree make it the premium reference point in the Punggol EC peer group; buyers paying the Prive premium are buying open-market eligibility now versus waiting for The Amore’s 2027 privatisation. Whether that one-year wait justifies S$70–100 psf in savings depends on holding horizon and buyer nationality.

Against private condominiums in District 19, RiverParc Residence (Qingjian, 98-year lease from 2010, ~S$1,256 psf, formerly an EC — now fully privatised) trades at a meaningful discount to The Amore despite its longer Punggol address history, principally because its lease is ~3 years older and its design vintage precedes The Amore’s sky-gym format. For buyers who want Punggol connectivity without the EC-era buyer profile concentration, RiverParc is the budget alternative; for buyers who want stronger unit sizes and the approaching privatisation catalyst, The Amore at S$1,468 psf remains the more compelling case.

Lease Decay Analysis

The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE AMORE across multiple dimensions.

What Residents Say

“Spacious and practical unit layout, with well-maintained shared areas. In much better condition than other surrounding ECs in the area. The sky gym on the 16th floor is a real highlight — great views of the pool and estate below. Neighbours are friendly and management is responsive.”

— Resident review (October 2025) via PropertyGuru, rated 4.8/5

“Located in a bustling urban area, this condo offers modern living with convenience at its core. The poolside is really beautiful in the evenings — nice neighbours who use the facilities respectfully. The gym and tennis court are always well-maintained and not overcrowded given the unit count.”

— Resident review (June 2024) via PropertyGuru, rated 5/5 for Interior/Units and Common Areas

“Convenient access — both Oasis LRT and Kadaloor LRT are within walking distance so you never feel stuck waiting for one direction. Horizon Primary is literally across the road. Oasis Terraces gives us a 24-hour supermarket, hawker centre, and clinic. For young families this location ticks nearly all the boxes.”

— Owner-occupier review via EdgeProp

The pattern across review platforms is consistent: residents prize the spacious units (a structural advantage of 2013-era EC design norms), the sky gym as a distinctive amenity, and the well-maintained common areas under a responsive MCST. The school proximity — Horizon Primary directly opposite — is the most frequently cited location advantage among family-oriented buyers. The development does not appear on forums for security incidents, pest problems, or management disputes, which for a nine-year-old EC heading into privatisation is a credible indicator of stable governance.

Strengths & Weaknesses

Verdict

The Amore’s investment case in 2026 is unusually legible: a development with a proven, uninterrupted PSF appreciation curve (S$1,161→S$1,532), a full-privatisation catalyst arriving in mid-2027, strong school proximity for family demand, and a rental yield of 3.56% that remains competitive relative to newer OCR launches priced well above S$1,800 psf. For buyers seeking a Punggol EC with a near-term structural re-rating event, The Amore is one of the cleaner setups in the corridor.

The no-resale-levy history is worth understanding for resale context: the early buyer pool was dominated by experienced HDB upgraders who purchased with the explicit intention of using the property as their “next step” home. That means many units that come to market in 2026 are being sold by owners who have been resident for 5–9 years — motivated sellers with meaningful equity gains, generally willing to transact without distress. This is a healthier vendor composition than developments where speculative purchases dominate the resale flow.

The honest friction points are three. First, the LRT dependency: the NEL is the efficient commute backbone, but it requires an LRT connection and approximately 10–12 minutes more commute time than an MRT-direct address. Buyers who commute daily to Raffles Place or Tanjong Pagar should stress-test the journey time against their tolerance. Second, Punggol as a district still lacks the dining and retail depth of more mature OCR estates — the estate is maturing but it is not Tampines or Sengkang. Third, the lease. With 99 years from October 2013, approximately 86 years remain as of 2026 — adequate for unconstrained CPF and bank financing today, but buyers holding for 10+ years using CPF should model the pro-rating implications as the lease approaches the 75-year CPF threshold around 2038.

For families who will live here — cycling to Oasis Terraces on weekday mornings, walking their children across the road to Horizon Primary, and jogging the Punggol Waterway on weekends — The Amore delivers a genuinely liveable proposition at one of the better value points in District 19. The approaching privatisation milestone in 2027 adds an additional reason to consider acting before the buyer pool formally expands.