Name of condo(Condominium): AMO Residence

Name of condo(Condominium): AMO Residence

Immerse yourself in the epitome of modern living at AMO Residence, a new 99-year leasehold condominium nestled in the heart of Ang Mo Kio Rise in District 20. Expected to be completed in 2026, this meticulously designed development comprises two blocks, offering a total of 372 units.

Development Overview

Strategic Location: AMO Residence enjoys a strategic location within walking distance of Mayflower MRT, providing residents with seamless connectivity to various parts of Singapore for an enhanced living experience.

Proximity to Neighboring Condos: Surrounded by neighbouring condos such as Bishan Park Condominium, The Gardens At Bishan, and Thomson Grand, AMO Residence is part of a vibrant and thriving community.

Educational Institutions: Families and young couples will find the location advantageous with esteemed schools like Mayflower Secondary School, Mayflower Secondary School, and Peirce Secondary School in close proximity, ensuring a conducive environment for academic growth.

Retail Convenience: Residents can easily meet their grocery and household needs with nearby supermarkets like Sheng Siong – Ang Mo Kio 233 Supermarket and Nature Fresh Mart.

Health and Wellness Access: Health services are readily available with clinics such as THK Senior Group Home @ AMK 257, addressing residents’ health concerns promptly.

Monetary Services: Residents have convenient access to monetary services at UOB Commercial Banking Hub – Thomson Hub, adding to the overall convenience of living at AMO Residence.

Leisure and Entertainment: For leisure and entertainment, residents can bask in the tranquillity of the nearby Lotus Garden Park, offering a serene outdoor escape.

Transaction History Data: Explore the most recent transaction history data for AMO Residence, providing residents with transparency and valuable insights into the development.

Key Selling Points

Modern Living Spaces: AMO Residence offers a selection of 372 thoughtfully designed units, providing residents with modern, functional, and comfortable living spaces.

Proximity to MRT: The development’s close proximity to Mayflower MRT ensures convenient and quick access to public transportation, enhancing residents’ mobility.

Educational Hub: Families benefit from the variety of nearby educational institutions, creating an ideal environment for academic growth and development.

Comprehensive Community: Surrounded by neighbouring condos, AMO Residence fosters a sense of community, allowing residents to engage in a vibrant and inclusive living experience.

Convenient Retail Options: Nearby supermarkets cater to residents’ daily needs, offering a hassle-free shopping experience for groceries and household essentials.

Health and Wellness Access: AMO Residence prioritizes residents’ well-being with nearby healthcare services, ensuring prompt attention to health-related concerns.

Banking Convenience: The presence of UOB Commercial Banking Hub – Thomson Hub adds to the convenience, offering residents easy access to banking services.

Nature Proximity: With Lotus Garden park nearby, AMO Residence provides a serene green space for residents to relax, exercise, and enjoy a peaceful natural environment.

Embrace a harmonious blend of comfort, convenience, and community at AMO Residence, where every aspect of modern living is thoughtfully curated for a premier living experience.

Fact Sheet of AMO Residence

Project Name: Amo Residence

Developer: United Venture Development (202) Pte Ltd – Joint Venture of UOL Group, Singland Group, Kheng Leong

Address:23 Ang Mo Kio Rise, 569418

District: D20

Tenure: 99 Years

Number of Units: 372

Expected Date Of TOP: 30/12/2026

Unit Distribution

Type – Area (Sqft/Sqm) (low) – Area (Sqft/Sqm) (high) – Units

2 BEDROOM – 614 – 678 – 92

2 BEDROOM PREMIUM – 743 – 743 – 92

3 BEDROOM – 958 – 958 – 47

3 BEDROOM PREMIUM+STUDY – 1,141 – 1,367 – 24

3 BEDROOM+STUDY – 1,044 – 1,044 – 47

4 BEDROOM – 1,292 – 1,292 – 45

5 BEDROOM – 1,475 – 1,475 – 22

PENTHOUSE – 2,293 – 2,497 – 3

Review of AMO Residence

Highly recommended!

It’s a worthwhile investment!

Aspect – Rating

Unit Efficiency – 4/5

Unit Size – 3.5/5

Design – 3.5/5

Variety of Facilities – 4.5/5

Quality of Facilities – 4.5/5

Surrounding Amenities – 4.5/5

Developer – 4.5/5

Transport Links – 4/5

Driving Accessibility – 4/5

Price Point – 4/5


Central Location: Ang Mo Kio’s central location, good schools, and amenities make it a sought-after area.

Limited Supply: The dearth of private condo developments in Ang Mo Kio suggests potential pent-up demand, benefiting Amo Residence.

Historical Price Growth: Witnessing the rise in prices for earlier developments in the area indicates potential for appreciation.

Developer Reputation: The developer’s indicative pricing and established developers could contribute to buyer confidence.

Insider Tour: The promise of an Insider Tour suggests transparency and openness from the developer.


High Average PSF: The expected average launch price of $2,100+ psf might be considered high for an OCR development.

Potential Limited Views: Lower-priced units may have less ideal views, such as towards the car park of the nearby BTO at Kebun Baru Edge.

Unique Market Situation: Conflicting effects of high land costs and rising interest rates create a unique market situation, requiring caution.

Overpriced Perception: The indicative pricing of $2,117 psf for 2 bedrooms might be perceived as overpriced for an OCR development.

Price Comparison: Previous peaks in psf prices for nearby developments may pose a challenge in setting a new benchmark.

Overview AMO Residence

1. Historical Overview of Ang Mo Kio Condo Developments:

  • In the early 2000s, Grandeur 8, one of the first condos in Ang Mo Kio, set the stage.
  • Later, Centro Residences (2009) and The Panorama (2014) followed, with The Panorama facing initial sales challenges.
  • Despite Ang Mo Kio’s popularity and residential prominence, private condo developments have been scarce.

2. Potential Demand for Amo Residence:

  • The lack of private residential supply in Ang Mo Kio may favour a new launch like Amo Residence.
  • Anticipation for Amo Residence to meet the needs of upgraders from nearby million-dollar HDB flats.
  • With over 50,000 flats, Ang Mo Kio’s central location, good schools, and amenities make it a sought-after area.

3. Personal Observation of Price Trends:

  • Witnessed the rise in prices from the early 2000s (Grandeur 8) to Centro Residences in 2009 and The Panorama in 2014.
  • Despite the historical context, Amo Residence’s expected average launch price of $2,100+ psf might seem high for an OCR development.

4. Developer’s Pricing Strategy:

  • Developer’s indicative pricing for Amo Residence includes 2 bedrooms starting from $1.3m ($2,117 psf), 3 bedrooms from $1.8m ($1,879 psf), 4 bedrooms from $2.5m ($1,934 psf), and 5 bedrooms from $2.9m ($1,967 psf).

    Note: Lowest-priced units may have less ideal views.

5. Prediction for Unit Pricing:

  • Predicts that units with favourable views may be priced higher, resulting in an average psf of ~$2,100.

6. Comparison with Previous Peaks:

  • Historical peaks include a buyer paying $1,920 psf for a unit at Centro Residences in 2013.
  • The Panorama hit a new peak of $1,819 psf in June 2022 for a similar-sized unit.

7. Market Caution and Consideration:

  • Advises caution due to the conflicting effect of high land costs ($1,118 psf) and rising interest rates in the current property market.
  • Invite those seeking advice to message Stacked for a detailed look into finances and options.

8. Excitement for Amo Residence’s Distinctive Features:

    The Insider Tour promises insights into what makes Amo Residence stand out.

Inside Tour

 1. Overview:

Amo Residence is a new development located along Ang Mo Kio Rise, off Ang Mo Kio Avenue 1. Situated on a land plot of 136,479 square feet, the development comprises 372 units, emphasizing a family-oriented living experience. The strategic location, nestled between a unique clover-shaped HDB block and the upcoming Kebun Baru Edge BTO project, positions Amo Residence as an attractive residential option.

 2. Development Context:

The condominium’s location is noteworthy, with a promising neighbourhood featuring the Kebun Baru Edge BTO project and Kebun Baru Court. The latter has set a precedent, with 5-room flats selling for over $1 million and 4-room flats exceeding $800k. This suggests positive market potential for Amo Residence. 

 3. Differentiation and Features:

Amo Residence distinguishes itself by offering exclusive access to Ang Mo Kio Rise for residents, ensuring privacy and convenience. The development stands out with a 1-to-1 car park-to-unit ratio, acknowledging the reliance on cars within the target buyer segment. The inclusion of four Electric Vehicle lots reflects a forward-looking approach and a bicycle park caters to those preferring greener transportation.

 4. Design and Facilities:

The entrance boasts an Arrival Court with a tastefully executed water feature, providing a calming first impression. The development features a midsized land plot with impressive facilities, including a full-size tennis court and a 50m lap pool. The arrangement of facilities, although comprehensive, may be subject to personal preferences, such as the placement of the lap pool between the residential towers.

 5. North Site Facilities:

The North Site of Amo Residence hosts a 50m lap pool, Kids Splash pool, Recreation Pool, Aqua Therapy Pool, and a Vitality Pool. The outdoor spaces include lawns such as Tranquil Lawn, Yoga Lawn, and Open Lawn, providing ample greenery and play areas for residents.

 6. South Site Facilities:

The South Site features amenities such as three function rooms (The Oak Room, The Mahogany Room, and The Forest Room) strategically located for various events. Additionally, the Gourmet Pavilion and Grill Pavilion offer outdoor cooking facilities, enhancing the community and socializing aspects of the development.

 7. Additional Amenities:

Ancillary facilities include a Pet’s Scape, Sitting Alcove, Flower Garden, Foot Reflexology, and a ChillOut Pavilion. Landscaping elements like Cascading Streams, Waterwall, and Rustic Woodland add character to the development. The emphasis on providing generous lawn spaces and complying with a 70% landscaping requirement ensures a well-balanced living environment.

In terms of design, Amo Residence opts for a safe and modern aesthetic, catering to the preferences of its target audience. The development includes only three penthouses, offering luxurious spaces with master bedrooms on one side, providing a contrast to regular units.

Amo Residence 3 Bedroom Premium + Study Type CPS1 (106 sqm/1,141 sqft) 

Unit Details:

Size: 2 Bedroom Premium Type BP1

Area: 69 sqm/743 sq ft

Represents 49% of total units

Dumbbell layout for efficiency

Two  Entrance and Foyer:

Slight nook for a full-height shoe rack

Porcelain tiles in common areas, vinyl in bedrooms

Standard ceiling height of 2.79m


bathrooms for versatility

Can be enclosed, lacks natural ventilation window

5.1 sqm space with glass cutout for connectivity

Brandt appliances: 2 zone induction hob, hood, oven, fridge, washer cum dryer

Franke sink, UOL provided top and bottom kitchen cabinets

Lack of home shelter in 2 Bedroom units

Storage and Amenities:

Designated dining area for 4 seater table

The living room accommodates a 3 seater couch, coffee table, compact TV console

Sizable balcony (5.9 sqm) with potential lifestyle enhancement

Screens are not provided but can be added at an additional cost

Bedrooms and Bathrooms:

Common bedroom (8.8 sqm) with vinyl flooring, built-in wardrobe, and non-full-length windows

Common bathroom (Bath 2) (4.5 sqm) features European brands: Roca, Gessi, Hansgrohe

Master Bedroom (16.7 sqm) accommodates king size bed, builtin wardrobe, full height window

Master Bathroom with wood-inspired shower stall, premium fixtures from Roca and Gessi

Overall Design:

Emphasis on practicality and efficient use of space

Thoughtful storage solutions for an organized living environment

Amo Residence 3 Bedroom Premium + Study Type CPS1 (106 sqm/1,141 sqft)

Unit Details:

Type: 3 Bedroom Premium + Study Type CPS1

Size: 106 sqm/1,141 sqft

Generously sized, especially for families

Marble floors for common areas, timber for bedrooms

Ceiling height: 2.79m

Entrance and Foyer:

Foyer area with potential for additional shoe cabinets

Long walkway design for privacy


Enclosed kitchen (9.1 sqm) with glass cutout window

De Dietrich appliances for premium units

Abundance of storage cabinets and designated yard space

Additional w/c beside the yard


Spacious dining area accommodating a 6 seater table comfortably

Glass cutout in the kitchen for enhanced aesthetics

Living Room:

Living room width: 3m

Sufficient space for a 3 seater couch, coffee table, and small TV console

Sizable balcony (6.9 sqm) offering various utility options


Inclusion of a home shelter (4 sqm) for storage or alternative use

Bedrooms and Study:

Common Bedrooms 2 and 3 (8.8 sqm each) with timber floors and full-height windows

Common Bathroom 2 (4.4 sqm) with windows for natural ventilation

Study room (4 sqm) with windows and aircon, suitable for work-from-home

Master Bedroom and Bath:

Master Bedroom size: 19.5 sqm

Builtin wardrobe and additional inbuilt accessory panel

Master Bathroom with Gessi rain shower set and orange cabinetry

Natural ventilation provided through a window

Overall Design:

Emphasis on spaciousness and practical family living

Thoughtful layout with designated spaces for various activities

Amo Residence 4 Bedroom Type D1 (120 sqm/1,292 sq

Unit Details:

Type: 4 Bedroom Type D1

Size: 120 sqm/1,292 sqft

Private lift included

Marble floors for common areas, timber floors for bedrooms

Ceiling height: 2.79m

Private Lift Lobby:

Dedicated private lift lobby (4.1 sqm) for exclusivity and convenience

Space for a bench and additional shoe cabinets

Dining Area:

Spacious rectangular dining area with a long mirror for an expanded perception of space

Potential for an 8 seater dining table

Corner space for additional storage console


Enclosed kitchen (11.6 sqm) with Franke sink and De Dietrich appliances

Limited countertop space, ample cabinets, and condiments rack

The back door leads to the common lift lobby, yard, and home shelter

Living Room:

Living room width: 3.2m, accommodating a large L’Shaped couch

Sizable balcony (7.3 sqm) with potential for various uses

Careful furniture choice to ensure free movement


Inclusion of a home shelter (4.1 sqm) for storage or alternative use


Four bedrooms with timber floors and full-height windows

Bedroom 4 (8.8 sqm) with a spare/music room setup

Bedroom 3 (8.8 sqm) with a Single bed and options for additional furniture

Bedroom 2 (Junior Master, 16.8 sqm) with ensuite/jack and jill bathroom

Master Bedroom (19.7 sqm) with full-length windows and a small window


Common bathroom with a unique layout for efficient use

Quality fixtures and fittings from European brands in all bathrooms

Master Bathroom with a colour scheme of wood-like tiles, brushed metal, beige, black porcelain tiles, and an orange vanity counter

Overall Design:

Balancing practicality and comfort for larger families

Thoughtful layout with a private lift, spacious living areas, and designated storage spaces

Unique bathroom layout for efficient use and convenience

Quality European fixtures and fittings throughout

Location Overview: (Neighborhood and Accessibility)

1.   Quiet Environment:   AMO Residence is located in a serene and quieter part of Ang Mo Kio, making it ideal for those who prefer a peaceful living environment.

2.   Proximity to Parks:   The presence of nearby parks such as Bishan-Ang Mo Kio Park, Lower Peirce Reservoir Park, and Windsor Nature Park enhances the appeal for residents seeking a nature-centric lifestyle.

3.   Nearby Amenities:   Daily necessities and food options are readily available, with supermarkets like Ang Mo Supermarket and Sheng Siong, as well as wet markets and popular eateries like Hong Heng Beef Noodle Soup & Laksa nearby.

4.   Educational Institutions:   The development is within 1km proximity to renowned primary schools like CHIJ St Nicholas Girls School and Ai Tong School, providing convenience for families with school-going children.

5.   Access to Top PreUniversity Institutions:   The location is close to prestigious preuniversity institutions like Raffles Institution (RI), Raffles Girls’ School (RGS), and RI (JC).

Amo Residence of AMO Residence

Proximity to Public Transport:

Mayflower MRT is conveniently located just 500m away via the side gate, providing easy access to transportation.

Bus stations “Aft Ang Mo Kio Ave 2” and “Bef Ang Mo Kio Avenue 2” service various routes, making public transportation readily accessible.

Nearby Schools:

Amo Residence is within a 1km radius of two popular primary schools: CHIJ St Nicholas’ Girls School and Ai Tong School.

Additionally, Ang Mo Kio Primary School is within a 1km radius, offering flexibility in school choices.

Educational Institutions:

The development is close to renowned pre-university institutions such as RI, RGS, and RI (JC), all less than a 10-minute drive away.

These institutions have a track record of producing top scholars and are considered feeder schools to prestigious international universities.

Shopping and Dining:

AMK Hub, the nearest mall, is a 6-minute drive away, offering a wide range of retail and dining options.

Central Location:

Ang Mo Kio is centrally located, with key destinations such as Orchard Road, CBD, and Suntec City all within a 20km radius.

Destination – Distance From Condo – Fastest Time at Peak Hour Drive Time

CBD (Raffles Place) – 14.0km – 18 mins

Orchard Road – 11.6km – 14 mins

Suntec City – 12.1km – 16 mins

Changi Airport – 20.9km – 20 mins

Tuas Port (By 2040) – 43.1km – 45 mins

Paya Lebar Quarters/Airbase – 10.5km – 14 mins

Mediapolis (and surroundings) – 13.4km – 18 mins

Mapletree Business City – 15.4km – 24 mins

Tuas Checkpoint – 32.6km – 30 mins

Woodlands Checkpoint – 15.8km – 16 mins

Jurong Cluster (JCube) – 18.1km – 22 mins

Woodlands Cluster (Causeway Point) – 12.7km – 14 mins

HarbourFront Cluster (Vivo City) – 16.9km – 20 mins

Punggol Cluster (Waterway Point) – 13.9km – 14 mins

Immediate Road Exits:

1 exit onto Ang Mo Kio Avenue 1, connecting residents to the CTE for easy access to the rest of Singapore.

Developer Review of AMO Residence

 1.   UOL Group:   A well-established and publicly listed company on the SGX, UOL Group has a long history in property development, investments, and hotel operations. They have a solid reputation with iconic projects dating back to the 1970s, including recent launches like Clavon and Avenue South Residence.

2.   Kheng Leong:   Founded in 1949, Kheng Leong has evolved into an investment holding company with diverse property interests. Owned by the Wee family, they have engaged in a wide range of developments, from ultra-luxurious projects like Nassim Park Residences to mass-market ones such as The Topiary and Double Bay Residences. Their recent launches include Avenue South Residence and Meyerhouse.


Operating under United Industrial Corporation Limited (UIC), Singapore Land Group Limited specializes in real estate activities, including investment, consultancy, development and management, information technology, and property management. The company, a subsidiary of UIC, is involved in the trading of computers and related products, as well as investments in retail centres and hotels. With a presence in the UK and China, Singapore Land Group is committed to leveraging its strengths to deliver distinctive products and ensure sustainable growth in the real estate industry.

Price Review of AMO Residence

When considering Amo Residence, it’s essential to compare it with neighbouring developments to assess its value proposition. Here’s how it stacks up against similar properties:

Development – Units – Psf – TOP – Tenure – Price Gap

Amo Residence – 372 – $2,100 – 2026 – 99 Years –

The Panorama – 698 – $1,711 – 2017 – 99 Years – 23%

Thomson Grand – 339 – $1,510 – 2015 – 99 Years – 39%

Centro Residences – 329 – $1,567 – 2014 – 99 Years – 34%

Grandeur 8 – 579 – $1,215 – 2005 – 99 Years – 73%

Lattice One – 48 – $1,907 – 2022 – Freehold – 10%

Jadescape – 1,206 – $1,863 – 2022 – 99 Years – 13%


Amo Residence is priced at $2,100 psf and is set to TOP in 2026 with a 99-year lease.

The Panorama and Thomson Grand, though similar in age and unblocked views, cost 23% and 39% more, respectively. Thomson Grand’s lower psf might be attributed to larger unit sizes.

Amo Residence’s size similarity to The Panorama, despite being almost a decade apart, makes it competitively priced, especially for units secured at $1,890 psf.

Centro Residences’ strategic location near AMK Hub contributes to its sustained value, while Grandeur 8, 17 years old, faces a 73% price difference.

Comparisons with newer developments like Lattice One and Jadescape show justified price gaps, with Amo Residence balancing size and facilities effectively.

Detailed Price Breakdown

Amo Residence, purchased at $381,381,000, has an estimated breakeven of $1,822 psf after accounting for additional costs.

Bedroom Type – Size – Est. Price – Est. $PSF

2 Bedroom – 614 sqft – $1,260,000 – $2,052

3 Bedroom – 958 sqft – $1,810,000 – $1,889

4 Bedroom – 1292 sqft – $2,480,000 – $1,920

5 Bedroom – 1475 sqft – $2,850,000 – $1,932

Note: Estimated prices for different bedroom types within Amo Residence compared with other new launches within District 20 and the Outside of Central Region (OCR).

Developer of AMO Residence

UOL Group Limited (UOL) stands as a prominent figure in Singapore’s real estate sector, boasting an asset valuation of approximately $20 billion. The group’s extensive portfolio encompasses a diverse range of properties, including commercial, residential, and investment properties, along with serviced suites and hotels spanning North America, Europe, Oceania, and Asia. With a rich history of over 50 years, UOL is dedicated to providing top-notch services and exceptional products that consistently surpass industry standards. The company’s commitment to excellence has earned it numerous prestigious accolades, including the President’s Design Award, Institute Awards for Excellence, Aga Khan Award for Architecture, and the FIABCI Prix d’Excellence Award.

Years of Experience: 50
Number of Completed Projects: Numerous across residential, commercial, hospitality, and retail sectors
Types of Projects Undertaken: Residential, Commercial, Community Spaces
Average Project Size: Varies, from condominiums to projects like Principal Garden
Geographic Area of Operations: Singapore, China, Malaysia, Australia, United Kingdom
Financial Stability Rating: NA
Environmental Compliance Rating: B rating from CDP
Customer Satisfaction Score: NA
Average Construction Time: NA
Warranty Period Offered: 12 months
Safety Record: NA
Technological Innovation Level: High-tech
Collaboration with Architects: NA
Legal Compliance Record: NA
Awards and Recognition: The Singapore Corporate Awards (SCA)
Quality Assurance Certifications: ISO, BCA quality mark
Responsiveness to Client Needs: High Responsiveness
Post-Completion Services: NA
Community Involvement: Focus on education, healthcare, environmental sustainability.


Kheng Leong, a dynamic property investor and developer, boasts a diverse property portfolio extending across Singapore and various international locations, such as Australia, China, the US, and London. The key to the company’s remarkable success lies in its unwavering focus on delivering exemplary products and services. This dedication has resulted in the real estate giant receiving multiple prestigious awards for notable residential developments. For instance, The Terrace EC earned the BCA 2015 Green Mark Award – Gold Plus and BCA Construction Quality Assessment System – CONQUAS in 2018. Kheng Leong’s award-winning projects also include The Eden, Double Bay Residences, The Hill Apartment, Nassim Park Residences, Avenue South Residence Condo, The Ansley, and Principal Garden.

Years of Experience: 70
Number of Completed Projects: Numerous residential, commercial, and mixed-use developments in Singapore and abroad
Types of Projects Undertaken: Residential Developments, Commercial Developments, Hospitality Developments, Mixed-Use Developments, Industrial Developments
Geographic Area of Operations: Singapore and Malaysia


Operating under United Industrial Corporation Limited (UIC), Singapore Land Group Limited specializes in real estate activities, including investment, consultancy, development and management, information technology, and property management. The company, a subsidiary of UIC, is involved in the trading of computers and related products, as well as investments in retail centres and hotels. With a presence in the UK and China, Singapore Land Group is committed to leveraging its strengths to deliver distinctive products and ensure sustainable growth in the real estate industry.

Experience: 50 Years of Diverse Real Estate Projects
Projects: Residential, Commercial, Mixed-Use, Hospitality, Industrial Developments
Average Project Size: Varies, from Condominiums to Condominiums
Geographic Area: Singapore
Awards: Singapore Health Awards 2022, EngageRocket Workplace Transformation Awards, GEOBIM Award 2020

Pricing of AMO Residence


Land Location – Ang Mo Kio Avenue 1

Successful Sale Price – $381,381,000

Per Sq Ft Per Plot Ratio – $1,118 psf

Gross Floor Area (GFA) – 31,699 square meters


Adana @ Thomson:

Highest Transacted Selling Price (PSF) for Past 12 Months: $1,840

Completion: 2018

Lattice One:

Highest Transacted Selling Price (PSF) for Past 12 Months: $1,946

Completion: Under Construction

The Panorama:

Highest Transacted Selling Price (PSF) for Past 12 Months: $1,767

Completion: 2017

Thomson Impressions:

Highest Transacted Selling Price (PSF) for Past 12 Months: $1,858

Completion: 2018

Thomson Three:

Highest Transacted Selling Price (PSF) for Past 12 Months: $1,815

Completion: 2016


A) Land Cost: $1,118

B) Construction Cost (estimate): $350

C) Profit Margin + Other Expenses (30% x [A+B]): $440


Base Price: S$2,289

Price per Square Foot: S$2,289-S$2,018

Location-Based Price Variation: $2,100+ psf

Pricing Tiers:

2 bedrooms starting from $1.3m ($2,117 psf)

3 bedrooms from $1.8m ($1,879 psf)

4 bedrooms from $2.5m ($1,934 psf)

5 bedrooms from $2.9m ($1,967 psf)

Discounts and Offers: Contacted

Payment Plan Options:

Upon the grant of Option to Purchase: 5% (Booking Fee)

Upon signing of the Sale & Purchase Agreement or within B weeks from the Option date: 20% less Booking Fee

Completion of foundation work: 10%

Completion of the reinforced concrete framework of the unit: 10%

Completion of partition walls of unit: 5%

Completion of roofing/ceiling of unit: 5%

Completion of door sub-frames/ door frames, window frames, electrical wiring, internal plastering and plumbing of unit: 5%

Completion of a car park, roads and drains serving the housing project: 5%

Notice of Vacant Possession (TOP): 25%

On Completion date: 15%

Price Increase Rate: TBA

Resale Price: NA

Rental Yield: CALCULATE

Historical Price Trends: S$2,443 psf

Price Comparisons with Similar Units: TBA

Financing Options Impact: TBA

Maintenance Fee Inclusion: Paid on a monthly basis – TBA

Deposit Required: TBA

Government Subsidies Impact: TBA

Market Demand Influence: NA

Developer Reputation Impact: Premium developer: +10% price increase

Project Completion Stage Impact: TBA

Furnishing and Interior Design Cost: Furnished: +$50,000, Unfurnished: Base price

Tax and Legal Fees: TBA

Site Plan of AMO Residence

Total Land Area – 136,480 sq ft

Number of Residential Units – 372 units

Building Height – 2 Towers of 25 Storeys

Unit Size Range – 614-2497 sq ft

Types of Units Available – 2 BR, 2 BR Premium, 3 BR, 3 BR + Study, 3 BR Premium + Study, 4 BR, 5 BR, Penthouse

Parking Lot Availability – 372 Car Park Spaces, 4 Electric Vehicle Spaces, 4 Accessible Spaces, 62 Bicycle Lots, 18 Bicycles for Rent

Common Area Size – NA

Playground – Children’s Playground

Pool Type – Hydrotherapy Pool, Swimming Pool

Gym Facilities – Fully equipped Indoor Gym

Function Lawn Capacity – NA

Security Features – 24-hour Security

Accessibility for Disabled – To be confirmed

Green Building Features – NA

Pet-Friendly – NA

Proximity to Nearest Public Transport –

MRT Stations: Mayflower (597m), Bright Hill (669m), Teck Ghee (1.2km)

Ratio of Built-up to Green Space – NA

Project Details of AMO Residence

General Project Description:

Proposed residential flat development comprising 2 blocks of 25-storey apartments (total 372 units) with basement and storey carpark, swimming pool, and communal facilities on Lot 18618V MK 18 at Ang Mo Kio Rise (Ang Mo Kio Planning Area).

Project Address: 23 Ang Mo Kio Rise, 569418

District: 20

Tenure Land: 99 Years Leasehold

Developer: United Venture Development (202) Pte Ltd – Joint Venture of UOL Group, Singland Group, Kheng Leong

Site Area: Approximately 136,481 square feet

Plot Ratio:2.5

Development Heights/Storey: 2 Towers of 25 Storeys

Total Number of Units: 372 Residential Units

Mukim No: 10610V MK 10 at Ang Mo Kio Rise

Project Account: 769-300-763-0 United Overseas Bank Limited

Design Architect/Project Architect: To be announced (TBA)

Landscape Architect: TBA

Structural Engineer : TBA

M&E Consultants: TBA

Number of Lifts: 2 Common lifts

Number of Car Park Lots: To be announced (TBA)

Unit Types:

1 Bedroom

2 Bedroom

3 Bedroom

4 Bedroom

5 Bedroom

Expected Temporary Occupation Permit (TOP) Date: Estimated 2026

Expected Legal Completion Date: Estimated 2027

Amenities of AMO Residence

Swimming Pool: lap pool, Pool Deck

Gymnasium: Gym available

Yoga centre: Yoga centres are available

Parking Facilities: Parking is available

Garden and Landscaping: playground

Children’s Play Area: Playground with swings, slides, and other play equipment

BBQ: BBQ facility available

Function Rooms: Event, Party Facilities

Sports Facilities: Tennis courts and hammocks available

Pavilion: Pavilion available

Water Feature: Water Feature available

Hydrotherapy Pool: Therapeutic water immersion

Reflexology Path: Foot stimulation trail available

Clubhouse: A gym, a function room, a games room, and a reading room

Tennis Court: Court is well-maintained

Location of AMO Residence

City/Area: Ang Mo Kio Avenue 1 in District 20, Singapore

Neighborhood: Ang Mo Kio

Proximity to City Center: 14.6 km from city center Downtown core

Public Transportation Access: Near MRT station, Bus stops within walking distance

Nearby Schools: Mayflower Secondary School: 4 mins (262 m) Peirce Secondary School: 6 mins (422 m) Neumind Rethinking School: 7 mins (478 m)

Local Crime Rate: Low

Proximity to Commercial Areas: Adjacent to shopping district, 5 min drive to mall

Nearby Parks and Recreation: Lotus Garden: 4 mins (274 m),Allotment Garden Bishan-Ang Mo Kio Park: 6 mins (391 m),Forest Walk: 7 mins (452 m)

Air Quality Index: Good

Noise Pollution Level: Low

Proximity to Hospitals: 5 km to nearest hospital

View from the Property: City view

Road Connectivity: Easy highway access, Well-connected by main roads

Local Property Market Trends: Rapidly growing, Stable, Declining

Climate and Weather Patterns: Tropical

Cultural Amenities: Museums, theaters, art galleries are far

Dining and Shopping Options: Multiple dining options nearby, Luxury shopping mall

Property Tax Rates: Average

Historical Significance: Historical district, Modern area

Environmental Regulations: Strict building codes


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