This is a property review of Amo Residence, a 99-year leasehold condominium development situated at Ang Mo Kio Rise, just off Ang Mo Kio Avenue 1, in Singapore’s District 20. It will overlook the Bishan-Ang Mo Kio Park and is about 7-8 minutes’ walk to the Lower Pierce Reservoir Park.
It is also conveniently located 5 minutes’ walk from the Mayflower MRT station on the Thomson-East Coast Line (TEL).
Occupying a site area of 12,679.4 sq m (136,479.9 sq ft), Amo Residence will have two 25-storey blocks comprising 372 units of 2- to 5-bedrooms and 3 penthouses. It will be developed by United Venture Development - a 60:20:20 joint venture (JV) between the UOL Group, Singapore Land Group, and Kheng Leong.
Amo Residence is yet another “Masterpiece” development by the group following the successful launches of Watergardens At Canberra, Clavon, and Avenue South Residences, to name a few. Under their “Masterpiece” series, buyers can expect distinctive architectural designs that will incorporate beautiful landscaping and an abundance of water features.
This review will seek to offer an unbiased evaluation of the following:
To navigate directly to each section of the review, please click on the links in the Table of Contents below:
- Amo Residence Unique Selling Point
- Who is the Developer of Amo Residence Condo?
- What is the Indicative Selling Price of Amo Residence?
- Amo Residence Unit Mix
- Amo Residence Site Plan
- Amo Residence Floor Plan
- Amo Residence Fact Sheet
- Where is Amo Residence Condo Located?
- Shopping Malls Near Amo Residence Condo
- Proximity to Popular Schools
- Proximity of Nature Parks Provides a Green Living Environment
- Excellent Transport Connectivity
- Transformation of the North Region
- Review Conclusion – An Investment Perspective
- Other Property Reviews
Amo Residence Unique Selling Point
- Reputable developers with an excellent track records of building award-winning homes under its “Masterpiece” series
- Located in a highly sought-after matured estate
- Unblocked views of Bishan-Ang Mo Kio Park and Lower Pierce Reservoir Park
- Close to a plethora of shopping malls
- Near established schools
- Surrounded by nature parks
- Excellent transport connectivity – 5 minutes’ walk to the Mayflower MRT station and close to major expressways
- Transformation of the North Region offers promising investment potential
Who is the Developer of Amo Residence Condo?
The developer for Amo Residence is United Venture Development - a 60:20:20 joint venture (JV) between the UOL Group, Singapore Land Group, and Kheng Leong Company. Together, they have built many award-winning homes.
Their latest development, the Watergardens At Canberra, won the Asia-Pacific award for "Architecture Multiple Residence Singapore".
UOL Group - The UOL group is one of Singapore’s leading public-listed property companies with diversified portfolio of development and investment properties, as well as hotels and serviced suites in Asia, Oceania, Europe, and North America.
With a track record of over 50 years and an unwavering commitment to architectural and quality excellence, they have won many industry awards. Some of its prestigious developments include The Watergardens, Clavon, Avenue South Residence and Meyer House.
Singapore Land Group - Singapore Land Group is a 50%-owned subsidiary of UOL Group. A leading real estate company that is listed in the Singapore Exchange since 1971, it has a diversified portfolio comprising commercial investment properties, residential development properties, hotels, and IT services.
Some of its residential projects include Tre Ver, Clementi Canopy and V on Shenton.
Kheng Leong Company - Kheng Leong Company was incorporated in 1949 and it started off as an international commodity and spice trading company. However, over the years, it has evolved into an investment group with interests in property development and real estate investment.
It has also expanded overseas to major cities such as Shanghai, Hong Kong, Sydney, Los Angeles, and London. Some of its notable residential projects in Singapore are Nassim Park Residences, One North Residences and The Ansley.
What is the Indicative Selling Price of Amo Residence?
At the government land sale (GLS) for the Amo Residence's site in May 2021, the joint venture between UOL Group, Singapore Land Group and Kheng Leong Company bested 14 other property developers by submitting a winning bid of $381.38 million in the hotly contested tender.
This works out to a land rate of nearly $1,118 per sq ft per plot ratio (psf ppr). Hence, Amo Residence is likely to be launched at an average price of $2,000 psf to $2,100 psf, with the lowest starting from $1,890 psf. Below are the indicative starting launch prices for the various unit sizes:
- 2-Bedroom: from $1.26m ($2052psf)
- 3-Bedroom: from $1.81m ($1890psf)
- 4-Bedroom: from $2.48m ($1919psf)
- 5-Bedroom: from $2.85m ($1932psf)
For the latest pricing update, please WhatsApp us.
Below is the unit mix for Amo Residence.
As can be seen, the 2-bedroom types make up almost 50% of the 372 units on offer. This will ensure the absolute price quantum will be more affordable amid the sharp rise in property prices.
For the 4-bedroom and bigger units, they will come with private lift. Each level will have 8 units.
Virtual Tour of Different Unit Types
Below are the virtual tours for the different unit types. For physical show flat preview, please WhatsApp Us.
- 2 Bedroom (Type BP1 : 743sqft)
- 3 Bedroom (Type CPS1 : 1141sqft)
- 4-Bedroom (Type D1 : 1292sqft)
- 5-Bedroom (Type E1 : 1475sqft)
- Penthouse (PH1 : 2293sqft)
- Penthouse (PH2 : 2497sqft)
Amo Residence Site Plan
All the units are generally in a North-South orientation. Hence, they will avoid the direct morning and afternoon sun, ensuring a cooler living environment.
The two residential blocks are well spaced apart side-by-side and diagonally, which will ensure much valued privacy. They are also separated by a 50m lap pool.
There will be 2 levels of facilities, which include clubhouses, gardens and children's play areas.
And as with UOL's "Masterpiece" developments, there will be lots of water features (indicated in blue), open spaces and greenery.
Units facing towards the North will overlook the Shangri-la Park landed enclave and Lower Pierce Reservoir Park. However, those facing towards the South and the Bishan-Ang Mo Kio Park will be partially blocked by the HDB flats - Kebun Bahru Court and the upcoming Kebun Bahru Edge, a new BTO development.
Below are some artist impressions of the beautiful facilities, lush landscaping and plentiful water features that are synonymous with UOL's "masterpiece" developments.
Amo Residence Floor Plan
Amo Residence offers a choice of 2- to 5-bedroom units, plus three penthouses. This will cater to a range of buyers, from singles to multi-generational families. In total, there will be 372 units.
All units comes with efficient floor plan, and the bigger 4-bedroom upwards will have a private lift lobby for added exclusiveness. Below is a brief summary of some of the layouts:
- 2-Bedroom (Type B2): Efficient dumbell layout, well-defined and enclosable kitchen
- 2-Bedroom Premium (Type BP1): Efficient layout, provision of "niche" for flexible usage, well-defined kitchen
- 3-Bedroom (Type CPS1): Large living/dining area, spacious bedrooms, all bathrooms and kitchens naturally ventilated, extra storage space with home shelter
- 4-Bedroom (Type D1): Exclusive private lift, large living/dining area, friendly multi-generational layout, spacious bedrooms, extra storage space with home shelter
- 5-Bedroom (Type E1): Exclusive private lift, large living/dining area, dry/wet kitchen, naturally ventilated kitchen and bathrooms
Amo Residence Fact Sheet
The main vehicular entrance to the site is via Ang Mo Kio Rise, a new slip road to be constructed.
Towards the south of the condo development is the Bishan-Ang Mo Kio Park. The urban park is one of the largest in central Singapore covering 62 hectares of unique waterways and greenery.
Towards the west and a short walk away is the Shangri-La Park landed enclave and Lower Pierce Reservoir Park.
Given the proximity of two nature parks, residents can look forward to a green living environment. At the same time, they will enjoy unobstructed views of the two parks. However, views of the Bishan-Ang Mo Kio Park may potentially be compromised by future developments (refer to Review Conclusion).
5 minutes’ walk from Amo Residence condo is the Mayflower MRT station on the Thomson-East Coast Line (TE6) that started operation in August 2021.
Ang Mo Kio is a popular housing estate that offers a wide range of amenities. However, recent years have seen a lack of private condo launches in the area. The most recent being Centro Residences in 2009 and The Panorama in 2013. Hence, pent-up demand can be expected, especially from those living in Ang Mo Kio, Bishan and other housing estates nearby looking to upgrade.
Shopping Malls Near Amo Residence Condo
Amo Residence is situated close to several shopping malls that are just 5-8 minutes’ drive away. These include the AMK Hub, Jubilee Square, Djitsun Mall, Thomson Plaza, Bishan North Shopping Mall, and Junction 8.
Together, they provide a range of retail, entertainment, leisure, and dining options.
One of the most popular shopping malls is AMK Hub. Located at the heart of the estate, it is connected to the Ang Mo Kio Bus Interchange and MRT station. For those who do not own a car, there are public buses (Bus 132, 165, 166 or 169) along Ang Mo Kio Avenue 1 that will bring them directly to the mall in 7 minutes.
AMK Hub is a family-friendly mall with 320,000 sq ft lettable space and offers more than 200 shops spread over six levels. It is a family-friendly mall that caters to both the young and old. Some of its major tenants include FairPrice Xtra supermarket, NTUC Foodfare, NTUC Learning Hub, Challenger, Cathay Cineplexes plus many other retail, fashion, wellness, entertainment, and food outlets.
Beside AMK Hub, the other popular shopping destinations are Thomson Plaza and Causeway Point. They are located just two and four stops from the Mayflower MRT station respectively.
Given their convenient accessibility, these shopping malls will offer residents an alternative to Orchard Road and other shopping destinations in the city.
Other than shopping malls, Ang Mo Kio also offers a plethora of amenities, which include:
- Market and Food Centres - Kebun Bahru, Mayflower, Ang Mo Kio Central, Chong Boon and Cheng San
- Ang Mo Kio Swimming Complex
- Ang Mo Kio Community Centre
- Ang Mo Kio Public Library
- Ang Mo Kio Polyclinic
- Thye Hua Kwan Community Hospital
Proximity to Popular Schools
Properties near popular schools have always been highly prized. This is due to the Ministry of Education’s distance-based priority admission system for Primary 1.
With Amo Residence close to several sought-after schools, this will add to its appeal.
Primary Schools With 1km Radius of Amo Residence
- Ai Tong School
- CHIJ St. Nicholas Girls’ School
- Ang Mo Kio Primary School
Primary Schools Between 1-2km Radius of Amo Residence
- Anderson Primary School
- Catholic High School
- Mayflower Primary School
- Teck Ghee Primary School
There are also several reputable secondary schools within a 15 minutes’ drive from Amo Residence and some of them are:
- Catholic High School
- CHIJ St Nicholas Girls’ School
- Peicai Secondary School
- Presbyterian High School
- Raffles Institution
- Raffles Girls’ School
Post-Secondary Education Institutions
The following are some post-secondary education institutions within a 14 minutes’ drive from Amo Residence:
- Anderson-Serangoon Junior College
- Catholic Junior College
- Eunoia Junior College
- Nanyang Junior College
- Nanyang Polytechnic
- ITE College Central
Besides the above, many highly coveted schools along the Bukit Timah/Dunearn Road education belt are easily accessible by train. This is because the Thomson-East Coast Line intersects the Downtown Line at Stevens station, which is just five stops from Mayflower MRT station.
The Downtown Line runs parallel along Bukit Timah/Dunearn Road where many highly sought-after schools are located around it. These include the following:
- Hwa Chong Junior College
- National Junior College
- Chinese High School
- Methodist Girls’ School
- Singapore Chinese Girls’ School
- Nanyang Girls’ High School are located
- Anglo-Chinese School (Baker Road)
There are several international schools that are 6-14 minutes’ drive from Amo Residence. This could appeal to those buying for investment as it would offer them a catchment of potential expatriate tenants.
Some of these international schools are:
- BMC International College
- Australian International School
- International French School
- The Grange Institution
- SJI International School
Proximity of Nature Parks Provides a Green Living Environment
Amo Residence condo enjoys close proximity to several fascinating nature parks. Hence, this will provide them with a green and refreshing living environment. These include the following:
- Bishan-Ang Mo Kio Park
- Lower Pierce Reservoir Park
- Upper Pierce Reservoir
- Lower Seletar Reservoir Park
- Thomson Nature Park
- MacRitchie Tree Top Walk
As mentioned earlier, the two nature parks nearest to Amo Residence are Ang Mo Kio-Bishan Park and Lower Pierce Reservoir Park.
Bishan-Ang Mo Kio Park - Located just across Amo Residence on the opposite side of Ang Mo Kio Avenue 1, the Bishan-Ang Mo Kio Park is one of the largest urban parks in central Singapore.
One unique feature is its beautiful 3km meandering river with lush banks of wildflowers. This is complemented by lush greenery, Pond Gardens and River Plains and jogging tracks, making it a popular destination for various recreational activities.
Some of the popular activities include leisure strolls, jogging and cycling, while its wide array of interesting fauna and flora is a magnet for nature lovers.
There are also children’s playgrounds – Water Playground and Adventure Playground – which will provide families with young children a fun day out.
Lower Pierce Reservoir Park - The Lower Pierce Reservoir Park is only 7-8 minutes’ walk from Amo Residence.
The Lower Peirce Reservoir is Singapore's second-oldest reservoir where a mature secondary rainforest lines its banks. Numerous rubber trees and oil palms still dot the area - reminders of its past as plantations.
A 900m boardwalk runs along the edge of the reservoir, providing captivating views of regenerating secondary forests. There are many signboards that offer information about its rich flora and fauna.
The forest is home to more than 900 flowering plants, 100 ferns and 250 animal species, offering a fascinating day out for families and nature lovers.
Excellent Transport Connectivity
Thomson-East Coast Line - With Amo Residence about 5 minutes’ walk to the Mayflower MRT station on the Thomson-East Coast Line, it offers direct access to places like Orchard Road, Central Business District (CBD) and Marina Bay. In the future, it will also connect to Changi Airport.
On the opposite direction, it brings commuters directly to the Woodlands Regional Centre and Woodlands North, where the upcoming Singapore-Johor Rapid Transit System (RTS) terminus will be located.
The RTS is a direct rail link between Singapore and Johor, and it is targeted by completed by end-2026. When operational, it will bring great convenience for those travelling to the Malaysian state and vice-versa, either for work or leisure. This is because the terminus on the opposite site of the Causeway at Bukit Chagar is near JB Sentral, a popular shopping destination for many Singaporeans.
Cross Island Line - MRT connectivity will also be enhanced by the construction of the Cross Island Line (CRL) that will stretch from Changi Aviation Park in the East to Tuas in the West. Phase 1 of CRL which will run from Bright Hill to Changi Aviation Park is scheduled to be completed in 2030.
The Bright Hill station is an interchange between the Cross Island Line and Thomson-East Coast Line, and it is only one stop from the Mayflower station.
Major Expressways - Amo Residence is located near several major expressways, with the Central Expressway (CTE) a mere 5 minutes’ drive away. It is also within easy reach of the Lornie Highway and Pan Island Expressway (PIE).
Adding to the road network is the North-South Corridor (NSC). It is expected to be completed by 2027.
Only a couple of minutes’ drive from Amo Residence condo, it will be Singapore’s longest Transit Priority Corridor spanning 21.5 km.
The NSC will feature dedicated bus lanes, cycling trunk routes and pedestrian paths, providing an enhanced travelling experience for public bus commuters, active mobility users and pedestrians.
It will link the northern region to the city and East Coast Parkway and help to alleviate the heavy traffic on the CTE and major arterial roads such as Thomson and Marymount by 10-15%. As a result, it will cut down travelling time by 30%.
Hence, a trip to the city will be a breeze and it will only take about 10 minutes by car.
Transformation of the North Region
Amo Residence is just four MRT stations from Woodlands while Woodlands North is a further stop away.
The Woodlands Regional Centre is set to become a vibrant new hub for businesses that will integrate new commercial and residential developments. Comprising Woodlands Central and Woodlands North Coast, it will also serve as a vital link with Malaysia.
Under the URA Master Plan, the North Region will be transformed into Singapore’s biggest employment hub. One of its major developments is the North Coast Innovation Corridor (NCIC) where it will link the Woodlands Regional Centre and Sembawang Shipyard to the future Seletar Regional Centre and Punggol Digital District.
The belt of these key economic hubs across Singapore's north and north-eastern areas are envisaged to attract industrialists and enterprises, especially those with business connections to Malaysia.
Singapore-Johor Rapid Transit System (RTS)
Singapore-Johor Rapid Transit System (RTS) is a new 4km cross-border rail project connecting Malaysia and Singapore. Expected to be completed by end-2026, it will cement the North Region's position as a vital international business hub.
It will also improve connectivity, people-to-people relations, and boost economic cooperation and growth.
Given the exciting transformation taking place in the north, it will offer promising investment potential due to the demand for housing. Moreover, most of the developments are still at their nascent stage, presenting a first-mover advantage for investors of Amo Residence due to their close proximity.
To evaluate on Amo Residence’s investment potential, let's have a recap of its pros and cons:
- A lack of new private property launches in Ang Mo Kio seen underpinning property values
- Located in a mature housing estate with convenient access to essential amenities such as shopping malls, supermarkets, food centres, medical services, etc
- Green living environment and a short walk to two nature parks
- Near many popular schools
- Excellent public transport connectivity – 5 minutes’ walk to Mayflower MRT station and one stop to Bright Hill - an interchange for the Thomson-East Coast Line and Cross Island Line. It is also a short drive to major expressways
- Transformation of North Region offers promising investment potential
- Some units will be overlooked by the 28-storey Kebun Bahru Court and 29-storey Kebun Bahru Edge HDB flats located next to it
- Few amenities within walking distance, with the nearest shopping mall (AMK Hub) 5 minutes’ drive away
- Potential competition from upcoming private condo developments at Lentor, which is just one MRT station or 5 minutes’ drive away
- Reserved site close to it may see more private housing developments (refer to map below)
- Empty land plot towards its south may see new residential developments, potentially obstructing its view towards Bishan-Ang Mo Kio Park (highlighted in dark grey). In addition, with a plot ratio of 4.2, the new developments will be over 36-storey high and towering over Amo Residence
Pricing of Amo Residence Condo
After considering the pros and cons, let's evaluate its pricing next.
As mentioned earlier, Amo Residence is likely to be launched around $2,1xx psf on average, estimated from its land rate of $1,118 psf ppr. To find out whether this is expensive for an OCR project, let's do a comparison with some upcoming 99-year leasehold developments.
Sceneca Residence – A mixed-use development located next to the Tanah Merah MRT station. With a land rate of $930 psf ppr, it is estimated to be launched around $1,8xx psf on average.
Lentor Modern – Another mixed-use development directly linked to the Lentor MRT station. With a land rate of $1,204 psf ppr, it is estimated to be launched around $2,2xx psf on average
Lentor Hills Road (Parcel A) – A condo development yet to be named and located opposite Lentor Modern. With a land rate of $1,060 psf ppr, it is estimated to be launched around $2,xxx psf
Dairy Farm Walk – A condo development yet to be named and about 8 minutes’ walk to the Hillview MRT station. With a land rate of $980 psf ppr, it is estimated to be launched around $1,9xx psf on average.
As can be seen, most of the upcoming OCR projects are hitting close to $2,xxx psf or more. With Amo Residence condo likely to be launced around $2,1xx psf on average, it is near the upper end of the range. On a purely investment perspective, there may be more affordable choices like Sceneca Residence. Moreover, it is a mixed development that will be linked directly to the Tanah Merah MRT station.
Nevertheless, Amo Residence should still appeal to those who have developed a personal attachment to Ang Mo Kio and its surrounding areas. These will include HDB upgraders and owners of older private properties around it looking to upgrade. It would also appeal to those looking for a green living environment or working in the North Region.
Moreover, Ang Mo Kio is one of the most popular matured housing estates in Singapore, according to this recent report. With UOL and its partners known to price their projects competitively, please WhatsApp us for pricing and project updates.
Meanwhile, the Urban Redevelopment Authority (URA) has recently announced three new sites under its government land sale (GLS) programme at Lentor – Lentor Hills Road Parcel B, Lentor Central, and Lentor Gardens.
With housing developers looking to replenish their depleting land banks, it will be interesting to see whether they would continue to bid aggressively, as has been witnessed in the last 1 ½ years or so.
But in all likelihood, land prices would stay firm as housing developers are still looking to replenish their land banks. It would also be cheaper for them to acquire land through GLS than from enbloc acquisition.
But with the Lentor area alone potentially supplying a total of 2,460 residential units, land prices could see a consolidation. However, those looking for a sharp correction in prices would likely be disappointed as the unsold inventory of new properties in the market is at a multi-year low.
At the same time, construction cost has skyrocketed, brought about by logistical disruption from the covid-19 pandemic and Russia-Ukraine war that have fueled inflation globally. The impending GST hike in Singapore will add to the price pressures.
Whether this is a good time to commit to a new property or continue to wait, I hope this review has given you enough information to ponder.
Ang Mo Kio Property Price Trend Analysis
Lastly, let us analyse how two private condos in Ang Mo Kio have performed since their launches. As mentioned, there has been a lack of new launches in the area. The most recent being the Centro Residences in 2009 and The Panorama in 2013.
Below are their average price trends.
As can be seen from the chart, Centro Residences, which is located next to the Ang Mo Kio MRT station and Bus Interchange, has seen an average price increase of 31.52% (2009 – 2022).
For The Panorama, which is a 7 minutes’ walk to the Mayflower MRT station, its average price increased by 30.07% (2014 – 2022).
Both have performed well despite the market being hit by a series of property cooling measures in 2013, and it only recovered towards end-2016. Before that, Centro Residences has performed remarkably, chalking up an impressive 53.39% gain. This illustrates the investment potential of new private properties in Ang Mo Kio.
However, it is worth noting that following the recovery of the property market in 2016, Centro Residences, being the older of the two properties has underperformed versus The Panorama since.
One of the contributing factors is lease decay. Unless there is good potential for enbloc redevelopment, it is prudent for property investors to formulate an exit strategy to maximise their ROI.
Other Property Reviews