Condo profile · Completed 2025
AMO Residence: what your unit is worth and what it rents for
Ang Mo Kio Rise, off Ang Mo Kio Avenue 1 · District 20 · Outside Central Region
A 372-unit, 99-year leasehold condo developed by UOL, SingLand and Kheng Leong and completed in 2025, a 10-minute walk from Mayflower MRT. Over the last 12 months, units here averaged $2,521 psf and leased at a median of $3,800 a month.
Data refreshed 7 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my AMO Residence unit worth?
Based on 32 sub-sale transactions in the last 12 months (URA):
- 2-Bedroom · 743 sq ft$1.77M – $1.91Mavg $2,476 psf · 7 sales
- 3-Bedroom · 958–1,141 sq ft$2.30M – $3.02Mavg $2,541 psf · 16 sales
- 4-Bedroom · 1,292 sq ft$3.10M – $3.44Mavg $2,519 psf · 6 sales
- 5-Bedroom · 1,475 sq ft$3.62M – $3.86Mavg $2,522 psf · 3 sales
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my AMO Residence unit?
Based on 111 rental contracts in the last 12 months (URA):
- 2-Bedroom$3,500 – $4,000 a monthmedian $3,600 · 86 leases
- 3-Bedroom$4,950 – $5,400 a monthmedian $5,150 · 19 leases
- 4-Bedroom$6,500 – $6,900 a monthmedian $6,800 · 5 leases
- 5-Bedroom$6,800 – $6,800 a monthmedian $6,800 · 1 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
AMO Residence at a glance
| Tenure | 99-year leasehold from 2021 |
|---|---|
| Remaining lease | About 94 years |
| Completed (TOP) | 2025 |
| Total units | 372 |
| Blocks / storeys | 2 towers, 25 storeys |
| Developer | UOL, SingLand and Kheng Leong |
| District / region | D20 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
AMO Residence is one of the newer condos in Ang Mo Kio, completed in 2025 with about 94 years of lease left. Recent sub-sales have been above the 2022 launch prices, and at today's prices the rent works out to a modest gross yield, so it tends to suit buyers who plan to live here more than those buying for rental income. If you own a unit, compare it with recent sales of the same size and floor band. If you are buying, weigh the price against nearby condos with older leases.
Works well for
- Own-stay buyers who want a newer condo in Ang Mo Kio
- Buyers who want the Thomson-East Coast Line within walking distance
Worth weighing
- Modest rental yield at current prices
- Prices already above the 2022 launch levels
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Facilities
Inside the grounds
Own photos from a site visit, not developer renders
Inside a unit
As handed over at key collection, before any renovation or furnishing
04 · Sale prices
What AMO Residence units have sold for
Last 12 months · 32 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 2-Bedroom | 7 | $2,476 | $1.77M – $1.91M | 743 sq ft |
| 3-Bedroom | 16 | $2,541 | $2.30M – $3.02M | 958–1,141 sq ft |
| 4-Bedroom | 6 | $2,519 | $3.10M – $3.44M | 1,292 sq ft |
| 5-Bedroom | 3 | $2,522 | $3.62M – $3.86M | 1,475 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
AMO Residence new sale and sub-sale transactions
2022 covers Jul–Dec only, from the developer launch. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 21-25 | 743 sq ft | $1.83M | $2,461 | Sub sale |
| Sep 2026 | 21-25 | 1,044 sq ft | $2.69M | $2,575 | Sub sale |
| Sep 2026 | 06-10 | 743 sq ft | $1.78M | $2,391 | Sub sale |
| Aug 2026 | 11-15 | 1,475 sq ft | $3.68M | $2,496 | Sub sale |
| Jul 2026 | 01-05 | 1,292 sq ft | $3.10M | $2,401 | Sub sale |
| Jul 2026 | 16-20 | 743 sq ft | $1.91M | $2,565 | Sub sale |
| Jul 2026 | 16-20 | 958 sq ft | $2.42M | $2,526 | Sub sale |
| Jun 2026 | 01-05 | 1,141 sq ft | $2.82M | $2,472 | Sub sale |
416 transactions recorded since Jul 2022
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
05 · Rent
What AMO Residence units lease for
Leases in the last 12 months · 111 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 2-Bedroom | 86 | $3,600 | $3,500 – $4,000 | 2.3% |
| 3-Bedroom | 19 | $5,150 | $4,950 – $5,400 | 2.3% |
| 4-Bedroom | 5 | $6,800 | $6,500 – $6,900 | 2.5% |
| 5-Bedroom | 1 | $6,800 | $6,800 – $6,800 | 2.2% |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract; where a contract has none, it is grouped with contracts of the same floor-area band. No yield is shown where there were fewer than 3 sales.
06 · Lease
Lease remaining
~94 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
07 · Location
Getting around
Walking routes and times from OneMap, measured from 23 Ang Mo Kio Rise. School bands use straight-line distance from 23 Ang Mo Kio Rise; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
08 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
AMO Residence
Same lease start
Lentor Modern
The Panorama
Thomson Grand
Projects with a later lease start traded at a higher psf. Source: URA transactions and rental contracts.
What brings you to AMO Residence?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
09 · FAQ
Questions about AMO Residence
How much is my AMO Residence unit worth?
Over the last 12 months, 2-Bedroom units sold for $1.77M to $1.91M; 3-Bedroom units sold for $2.30M to $3.02M; 4-Bedroom units sold for $3.10M to $3.44M; 5-Bedroom units sold for $3.62M to $3.86M, based on 32 URA-recorded sub-sale transactions averaging $2,521 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my AMO Residence unit?
Most leases in the last 12 months fell in these monthly ranges: 2-Bedroom $3,500 to $4,000; 3-Bedroom $4,950 to $5,400; 4-Bedroom $6,500 to $6,900; 5-Bedroom $6,800 to $6,800. The overall median was $3,800 a month across 111 URA-recorded contracts.
What is the average psf at AMO Residence?
32 sub-sale transactions in the last 12 months averaged $2,521 psf, ranging from $2,383 to $2,662 psf.
What did the latest unit sell for?
A 743 sq ft unit on floors 21-25 sold for $1.83M ($2,461 psf) in Oct 2026.
How many years are left on the lease?
About 94 years. It is a 99-year lease from 2021, ending in 2120.
What is the nearest train station?
Mayflower MRT (TE6), about a 10-minute walk (754 m). Ang Mo Kio MRT (NS16) is about a 28-minute walk (2307 m).
Which primary schools are within 1 km?
Ai Tong School (955 m), Ang Mo Kio Primary School (702 m), CHIJ St. Nicholas Girls' School (491 m), measured straight-line from 23 Ang Mo Kio Rise. Confirm the distance for your block with MOE.
Who developed AMO Residence?
UOL, SingLand and Kheng Leong. It was completed in 2025 with 372 units.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Photos taken by Melvin Tan on site. Please verify before making any decision.