AMO Residence Review


đź‘ŤThe good

  • 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, indicating 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.

đź‘ŽThe bad

  • 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.
AMO Residence
District 20
23 Ang Mo Kio Rise, 569418
99 Years Leasehold
No. of Units:
Site Area:
Approx 136,481 Saft

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 favor 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 favorable 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.
  •  Invites 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 neighborhood featuring the Kebun Baru Edge BTO project and Kebun Baru Court. The latter has set a precedent, with 5room flats selling for over $1 million and 4room 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 1to1 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 Stream, 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.

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 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, UOLprovided top and bottom kitchen cabinets
  •  Lack of home shelter in 2 Bedroom units

 Storage and Amenities:

  •  Designated dining area for 4 seater table
  •  Living room accommodates a 3 seater couch, coffee table, compact TV console
  •  Sizable balcony (5.9 sqm) with potential lifestyle enhancement
  •  Screens not provided but can be added at additional cost

 Bedrooms and Bathrooms:

  •  Common bedroom (8.8 sqm) with vinyl flooring, builtin 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

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 at 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

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
  •  Back door leading 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 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 color 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 BishanAng 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).

 Location Review

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.

DestinationDistance From CondoFastest Time at Peak Hour Drive Time
CBD (Raffles Place)14.0km18 mins
Orchard Road11.6km14 mins
Suntec City12.1km16 mins
Changi Airport20.9km20 mins
Tuas Port (By 2040)43.1km45 mins
Paya Lebar Quarters/Airbase10.5km14 mins
Mediapolis (and surroundings)13.4km18 mins
Mapletree Business City15.4km24 mins
Tuas Checkpoint32.6km30 mins
Woodlands Checkpoint15.8km16 mins
Jurong Cluster (JCube)18.1km22 mins
Woodlands Cluster (Causeway Point)12.7km14 mins
HarbourFront Cluster (Vivo City)16.9km20 mins
Punggol Cluster (Waterway Point)13.9km14 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:  


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 centers 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.

 Amo Residence Price Review

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

DevelopmentUnitsPsfTOPTenurePrice Gap
Amo Residence372$2,100202699 Years
The Panorama698$1,711201799 Years23%
Thomson Grand339$1,510201599 Years39%
Centro Residences329$1,567201499 Years34%
Grandeur 8579$1,215200599 Years73%
Lattice One48$1,9072022Freehold10%
Jadescape1,206$1,863202299 Years13%


  •  Amo Residence is priced at $2,100 psf and is set to TOP in 2026 with a 99year 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 TypeSizeEst. PriceEst. $PSF
2 Bedroom614$1,260,000$2,052
3 Bedroom958$1,810,000$1,889
4 Bedroom1292$2,480,000$1,920
5 Bedroom1475$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).


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