Property

Amo Residence

Apartment · Ang Mo Kio Rise · District 20 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Ang Mo Kio Rise, District 20
Region
Outside Central Region
Kind of home
Apartment
Tenure
99-year leasehold from 2021About 94 years left
Launched
Jul 2022the record holds its launch sales
Height
At least 25 storeysthe highest floor band sold
Homes recorded
614 to 2,497 sq ft344 sales, 303 of them at launch
75 other projects within 4 km
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

344 recorded sales, Jul 2022 to Sep 2026, beside apartments and condominiums in district 20.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 211 of the 344 sales from this project's own contracts, 132 from contracts for that size in the district.

Amo Residenceapartments and condominiums in district 20cooling measure
Median price per square foot by quarter: Amo Residence and apartments and condominiums in district 2001,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherAmo Residence$2,545.53 psfDistrict 20$1,982.42 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

344 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $2,688,888.003 bed · 1,044.1 sq ft · floor 21–25 · Sep 2026
    $2,575.32 psf
  • $3,100,777.003 * bed · 1,291.7 sq ft · floor 1–5 · Jul 2026
    $2,400.60 psf
  • $2,420,000.002 * bed · 958 sq ft · floor 16–20 · Jul 2026
    $2,526.13 psf
  • $1,905,000.002 bed · 742.7 sq ft · floor 16–20 · Jul 2026
    $2,564.93 psf
  • $2,820,000.003 * bed · 1,141 sq ft · floor 1–5 · Jun 2026
    $2,471.57 psf
  • $3,438,000.003 * bed · 1,291.7 sq ft · floor 11–15 · Jun 2026
    $2,661.67 psf
  • $3,280,000.003 * bed · 1,291.7 sq ft · floor 6–10 · Jun 2026
    $2,539.35 psf
  • $3,225,000.003 * bed · 1,291.7 sq ft · floor 11–15 · May 2026
    $2,496.77 psf
  • $2,930,000.003 * bed · 1,141 sq ft · floor 6–10 · May 2026
    $2,567.98 psf
  • $2,688,888.003 bed · 1,044.1 sq ft · floor 6–10 · May 2026
    $2,575.32 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

2-bedroom homes197 recorded sales

Investor

Limited fit · High confidence
57/100

Why it scores well

Location9 min walk to Mayflower MRT Station (TE6)+4.4
Resale11 resales a year, more than 94% of similar homes+2.6
Lease99-year lease from 2021, about 94 years left+2.0

What holds it back

RentalGross yield 2.3%, against 3.2% for similar homes-3.0
Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-1.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 7.4 = 57
  • Locationscore 87/100 · weight 12% · +4.4 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Resalescore 69/100 · weight 14% · +2.6 pts
    Frequency
    11.0 resales a year over 12 months (p94 nationally)
    94
    Buyer pool
    Not measured
    Quantum
    median resale $1,905,000 (p77 of 2-bedroom homes nationally)
    23
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2021, about 94 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Rentalscore 35/100 · weight 20% · -3.0 pts
    Yield
    gross yield 2.3% against a peer median of 3.2%
    17
    Demand
    6 contracts over 4 quarters to 2026-06-30, 6 in the latest
    61
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Future supplyscore 37/100 · weight 10% · -1.3 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 252 comparables within 2 km+0.2
Amenities4 of 13 measured amenities within a 10-min walk+0.4
SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+1.1
Unit2 bedrooms, median 743 sq ft+1.0

Young family

Moderate fit · High confidence
64/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+7.0
Location9 min walk to Mayflower MRT Station (TE6)+5.5
Lease99-year lease from 2021, about 94 years left+2.0

What holds it back

Unit2 bedrooms, median 743 sq ft; a weaker fit for this buyer-1.7
Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 14.4 = 64
  • Schoolsscore 85/100 · weight 20% · +7.0 pts
    Primary nearest
    12 min walk to CHIJ ST. NICHOLAS GIRLS' SCHOOL
    70
    Primary count
    3 primary within 1 km, 6 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to MAYFLOWER SECONDARY SCHOOL
    90
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 87/100 · weight 15% · +5.5 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2021, about 94 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 41/100 · weight 20% · -1.7 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 29%)
    Size
    median 743 sq ft over 197 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Future supplyscore 45/100 · weight 5% · -0.3 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 252 comparables within 2 km+0.1
Amenities4 of 13 measured amenities within a 10-min walk+0.8
Resale11 resales a year, more than 94% of similar homes+0.9

Large family

Limited fit · High confidence
55/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+5.6
Location9 min walk to Mayflower MRT Station (TE6)+4.4
Lease99-year lease from 2021, about 94 years left+2.0

What holds it back

Unit2 bedrooms, median 743 sq ft; a weaker fit for this buyer-8.2
Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-0.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 4.9 = 55
  • Schoolsscore 88/100 · weight 15% · +5.6 pts
    Primary nearest
    12 min walk to CHIJ ST. NICHOLAS GIRLS' SCHOOL
    70
    Primary count
    3 primary within 1 km, 6 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to MAYFLOWER SECONDARY SCHOOL
    90
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 87/100 · weight 12% · +4.4 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2021, about 94 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 17/100 · weight 25% · -8.2 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 29%)
    Size
    median 743 sq ft over 197 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Future supplyscore 45/100 · weight 13% · -0.7 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 252 comparables within 2 km+0.1
Amenities4 of 13 measured amenities within a 10-min walk+0.7
Resale11 resales a year, more than 94% of similar homes+0.9

Downsizer

Moderate fit · High confidence
69/100

Why it scores well

Location9 min walk to Mayflower MRT Station (TE6)+7.3
Unit2 bedrooms, median 743 sq ft+6.2
Lease99-year lease from 2021, about 94 years left+2.0

What holds it back

Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.8 = 69
  • Locationscore 87/100 · weight 20% · +7.3 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 92/100 · weight 15% · +6.2 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 29%)
    Size
    median 743 sq ft over 197 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2021, about 94 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Future supplyscore 48/100 · weight 15% · -0.2 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 252 comparables within 2 km+0.1
Amenities4 of 13 measured amenities within a 10-min walk+0.9
SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+1.1
Resale11 resales a year, more than 94% of similar homes+1.3

3-bedroom homesbedroom count estimated from district rental bands122 recorded sales

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (1 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 3-bedroom homes.

Rental potential:
Only 1 rental record is available. At least 5 are needed.

Why: The Investor score uses this project's own rental records. When there aren't enough records, we don't calculate the score.

Young family

Moderate fit · Medium confidence
68/100

Why it scores well

SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+7.0
Location9 min walk to Mayflower MRT Station (TE6)+5.5
Unit3 bedrooms, median 1,141 sq ft+3.8

What holds it back

ValueRecorded prices 12% above 216 comparables within 2 km-2.1
Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.9 = 68
  • Schoolsscore 85/100 · weight 20% · +7.0 pts
    Primary nearest
    12 min walk to CHIJ ST. NICHOLAS GIRLS' SCHOOL
    70
    Primary count
    3 primary within 1 km, 6 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to MAYFLOWER SECONDARY SCHOOL
    90
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 87/100 · weight 15% · +5.5 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 69/100 · weight 20% · +3.8 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 18%)
    Size
    median 1,141 sq ft over 122 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 33/100 · weight 12% · -2.1 pts

    recorded prices 12% above 216 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 215, floor on 216)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 45/100 · weight 5% · -0.3 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities4 of 13 measured amenities within a 10-min walk+0.8
Lease99-year lease from 2021, about 94 years left+2.0
Resale19 resales a year, more than 97% of similar homes+1.2

Large family

Limited fit · Medium confidence
58/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+5.6
Location9 min walk to Mayflower MRT Station (TE6)+4.4
Lease99-year lease from 2021, about 94 years left+2.0

What holds it back

Unit3 bedrooms, median 1,141 sq ft; a weaker fit for this buyer-3.5
ValueRecorded prices 12% above 216 comparables within 2 km-1.7
Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-0.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 7.9 = 58
  • Schoolsscore 88/100 · weight 15% · +5.6 pts
    Primary nearest
    12 min walk to CHIJ ST. NICHOLAS GIRLS' SCHOOL
    70
    Primary count
    3 primary within 1 km, 6 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    8 min walk to MAYFLOWER SECONDARY SCHOOL
    90
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 87/100 · weight 12% · +4.4 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2021, about 94 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 36/100 · weight 25% · -3.5 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 18%)
    Size
    median 1,141 sq ft over 122 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 33/100 · weight 10% · -1.7 pts

    recorded prices 12% above 216 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 215, floor on 216)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 45/100 · weight 13% · -0.7 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities4 of 13 measured amenities within a 10-min walk+0.7
Resale19 resales a year, more than 97% of similar homes+1.2

Downsizer

Moderate fit · Medium confidence
65/100

Why it scores well

Location9 min walk to Mayflower MRT Station (TE6)+7.3
Unit3 bedrooms, median 1,141 sq ft+4.4
Lease99-year lease from 2021, about 94 years left+2.0

What holds it back

ValueRecorded prices 12% above 216 comparables within 2 km-2.6
Future supply1,656 new condo and EC homes planned within 2 km; 1 planned rail station-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 14.5 = 65
  • Locationscore 87/100 · weight 20% · +7.3 pts
    Mrt
    9.1 min walk to MAYFLOWER MRT STATION (TE6)
    80
    Bus
    7 bus stops within a 5-minute walk, 15 within 10 (straight-line equivalent, detour factor 1.406)
    100
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 79/100 · weight 15% · +4.4 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 18%)
    Size
    median 1,141 sq ft over 122 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2021, about 94 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Valuescore 33/100 · weight 15% · -2.6 pts

    recorded prices 12% above 216 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 215, floor on 216)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 48/100 · weight 15% · -0.2 pts
    Competition risk
    248 unsold units in 8 selling projects within 2 km, 1268 in 1 listed projects and 140 on 1 land sales sites
    22
    Unlaunched supply
    1 listed projects (1268 homes) and 1 Confirmed List sites (140 homes) within 2 km
    Completion timing
    1268 homes expected 2030
    Planned rail
    planned station TECK GHEE about 21 min away, expected 2030
    36
    Landuse change
    108 Master Plan parcels changed class within 2 km (13.8 benefit points)
    84

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities4 of 13 measured amenities within a 10-min walk+0.9
SchoolsChij St. Nicholas Girls' School, 12 min walk; 3 primary schools within 1 km+1.1
Resale19 resales a year, more than 97% of similar homes+1.6

4-bedroom homesbedroom count estimated from district rental bands2 recorded sales

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (0 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Rental potential:
No rental records are available. At least 5 are needed.
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Young family score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Large family score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable
  • Requirement warning: a median 2,293 sq ft is above the 1,500 sq ft a downsizer is usually looking for.

There isn't enough data to calculate a Downsizer score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

5-bedroom homes22 recorded sales

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (1 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 5-bedroom homes.

Price comparison:
No comparable sales nearby are available. At least 5 are needed.
Rental potential:
Only 1 rental record is available. At least 5 are needed.
Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 5-bedroom homes.

Price comparison:
No comparable sales nearby are available. At least 5 are needed.
Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Young family score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 5-bedroom homes.

Price comparison:
No comparable sales nearby are available. At least 5 are needed.
Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Large family score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable

There isn't enough data to calculate a Downsizer score for 5-bedroom homes.

Price comparison:
No comparable sales nearby are available. At least 5 are needed.
Resale activity:
Only 3 recorded resales are available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

About 1,408 condo, apartment and EC homes are coming within 2 km by 2031: 140 on 1 land sales site and 1,268 in 1 listed project.

Land sales sites within 2 km

  • Lorong Puntong

    Confirmed List 1H2026 · 1,001 m away

    140 homes estimated · expected launch Jun 2026 · awarded as of 2026-09-18 · tender closes 2026-09-15

    0.43 ha · plot ratio 2.8 · sold by URA · located by street

    Awarded 2026-09-18 to Eco World Development (S) Pte. Ltd. at $208,099,000.00 ($17,350.26 per m² of floor area), 7 bids.

    • New sites introduced in 1H2026.

  • Lentor Central

    Confirmed List 2H2025 · 1,814 m away

    580 homes estimated · expected launch Dec 2025 · awarded as of 2026-03-06 · tender closes 2026-03-03 · counted as the project built on it

    1.65 ha · plot ratio 3 · sold by URA · located by street

    Awarded 2026-03-06 to GuocoLand (Singapore) Pte. Ltd., Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd. at $657,100,000.00 ($13,753.19 per m² of floor area), 5 bids.

    • New sites introduced in 2H2025.

Listed projects within 2 km

  • Lentoria · Lentor Hills Road · 267 homes · expected 2027 · 1,416 m away · selling now (counted with the developer's sales)
  • Thomson Reserve · Bright Hill Drive · 1,268 homes · expected 2030 · 1,462 m away
  • Lentor Mansion · Lentor Gardens · 533 homes · expected 2027 · 1,556 m away · selling now (counted with the developer's sales)
  • Lentor Hills Residences · Lentor Hills Road · 598 homes · completion not stated · 1,633 m away · selling now (counted with the developer's sales)
  • Lentor Gardens Residences · Lentor Gardens · 499 homes · completion not stated · 1,731 m away · selling now (counted with the developer's sales)
  • Hillock Green · Lentor Central · 474 homes · expected 2026 · 1,759 m away · selling now (counted with the developer's sales)
  • Lentor Central Residences · Lentor Central · 477 homes · expected 2027 · 1,840 m away · selling now (counted with the developer's sales)
Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
302 m awayResidential5,931.4 m²2.8Ang Mo Kio
357 m awayResidential61,274.4 m²3.5Ang Mo Kio
611 m awayResidential8,448.6 m²1.4Ang Mo Kio
1,132 m awayResidential10,413.1 m²not statedBishan
1,158 m awayResidential90,328.9 m²not statedBishan
1,282 m awayResidential7,288 m²not statedAng Mo Kio
1,376 m awayResidential5,303.2 m²not statedAng Mo Kio
1,480 m awayResidential18,034.4 m²1.4Ang Mo Kio
1,483 m awayResidential6,899.2 m²not statedBishan
1,560 m awayResidential24,340.3 m²not statedAng Mo Kio
1,600 m awayResidential5,305.4 m²2.8Bishan
1,652 m awayResidential17,153.8 m²1.4Ang Mo Kio
1,746 m awayResidential10,675.8 m²2.8Ang Mo Kio
1,950 m awayResidential15,924.4 m²3Ang Mo Kio

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

Amo ResidenceIs it right for you?