Resale Project Scorecard
AMO Residence
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 2025 · 372 units
Grade A, 7.02 out of 10, the 22nd highest score among 44 resale condos in District 20.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 94 yrs
- Resales, 12 months to Oct 2026
- 32
- To Mayflower MRT
- 380 m
Artist's impression: United Venture Development (2021) Pte. Ltd.
AMO Residence Score
- A
- Grade
- Score out of 10
- 7.02
- Highest score among 44 resale condos in District 20
- 22nd
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: CHIJ St. Nicholas Girls' School (Primary) at 0.41km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- CHIJ St. Nicholas Girls' School (Primary)
- Ang Mo Kio Primary School
- Ai Tong School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
372 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%9/10
380 m from Mayflower MRT (TE6) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.09% — below-average income return.
The district median is 3/10.
Tenure10%9/10
99YR tenure — about 94 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Bright Hill MRT CRL interchange (CR13, CRL1) at 0.79km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why AMO Residence scores 7.02
AMO Residence scores 7.02 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 385th of 2,350 resale condos scored in Singapore and 22nd of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoAMO Residence | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 2% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 84% of district |
| Project Size16% | 8/10 | 7.5/10 | +0.08 | 51% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 28% of district |
| Rental Yield10% | 4/10 | 3/10 | +0.10 | 58% of district |
| Tenure10% | 9/10 | 8/10 | +0.10 | 56% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 28% of district |
Medians are across the 44 scored resale projects in District 20 (Ang Mo Kio, Bishan, Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between AMO Residence and a median-profile project (7.26). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
AMO Residence Prices
By unit type at AMO Residence
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom743 sq ft | 743 sq ft | $1.77M to $1.91M | $2,488 psf | 6 |
| 3-bedroom1,044 sq ft | 1,044 sq ft | $2.30M to $3.02M | $2,572 psf | 18 |
| 4-bedroom1,292 sq ft | 1,292 sq ft | $3.10M to $3.44M | $2,516 psf | 6 |
| 5-bedroom1,475 sq ft | 1,475 sq ft | $3.74M | $2,536 psf | 2 |
Past transactions at AMO Residence
32 resales, Nov 2025 to Oct 2026 · median $2,531 psf · $1,770,000 to $3,860,000 · all 32 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 7 Sep 2026 | 21 Ang Mo Kio Rise | 23 | #23-07073BR · Blk 21 | 3BR | 1,044 | $2,575 | $2,688,888 | Sub sale |
| 10 Jul 2026 | 23 Ang Mo Kio Rise | 2 | #02-11114BR · Blk 23 | 4BR | 1,292 | $2,401 | $3,100,777 | Sub sale |
| 6 Jul 2026 | 21 Ang Mo Kio Rise | 20 | #20-05052BR · Blk 21 | 2BR | 743 | $2,565 | $1,905,000 | Sub sale |
| 6 Jul 2026 | 23 Ang Mo Kio Rise | 17 | #17-15153BR · Blk 23 | 3BR | 958 | $2,526 | $2,420,000 | Sub sale |
| 24 Jun 2026 | 21 Ang Mo Kio Rise | 9 | #09-06064BR · Blk 21 | 4BR | 1,292 | $2,539 | $3,280,000 | Sub sale |
| 15 Jun 2026 | 23 Ang Mo Kio Rise | 13 | #13-11114BR · Blk 23 | 4BR | 1,292 | $2,662 | $3,438,000 | Sub sale |
| 11 Jun 2026 | 23 Ang Mo Kio Rise | 3 | #03-14143BR · Blk 23 | 3BR | 1,141 | $2,472 | $2,820,000 | Sub sale |
| 29 May 2026 | 21 Ang Mo Kio Rise | 17 | #17-08082BR · Blk 21 | 2BR | 743 | $2,383 | $1,770,000 | Sub sale |
| 28 May 2026 | 21 Ang Mo Kio Rise | 10 | #10-03035BR · Blk 21 | 5BR | 1,475 | $2,453 | $3,618,000 | Sub sale |
| 26 May 2026 | 21 Ang Mo Kio Rise | 17 | #17-05052BR · Blk 21 | 2BR | 743 | $2,515 | $1,868,000 | Sub sale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2025 | 3 | $2,457 psf | $2,115 psf |
| Dec 2025 | 1 | — | $1,961 psf |
| Jan 2026 | 1 | — | $2,048 psf |
| Feb 2026 | 2 | $2,545 psf | $1,986 psf |
| Mar 2026 | 2 | $2,553 psf | $1,893 psf |
| Apr 2026 | 5 | $2,576 psf | $1,889 psf |
| May 2026 | 11 | $2,515 psf | $2,019 psf |
| Jun 2026 | 3 | $2,539 psf | $2,084 psf |
| Jul 2026 | 3 | $2,526 psf | $1,960 psf |
| Aug 2026 | — | — | $1,987 psf |
| Sep 2026 | 1 | — | $1,933 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.5% a year, ranked 3 of 24 in D20 and 51 of 715 condos. See the most profitable condos in D20 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
AMO Residence Rent
- Median rent a month
- $3,600 to $5,080
- Gross yield
- 2.3%
- Rental contracts
- 37
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,600 | $3,500 to $3,900 | 2.3% | 29 |
| 3-bedroom | $5,080 | $4,980 to $5,450 | 2.3% | 8 |
Rental contracts at AMO Residence
102 contracts, Sep 2025 to Aug 2026 · median $3,800 a month · $3,300 to $7,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,400 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,500 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,550 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,600 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,800 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,900 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,200 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,350 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
AMO Residence By stack
- Highest, stack 07
- $2,576 psf
- Lowest, stack 02
- $2,422 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,422 psf | 958 sq ft | Levels 5 to 15 | 3 |
| 03 | $2,453 psf | 1,475 sq ft | Levels 9 to 20 | 3 |
| 05 | $2,540 psf | 743 sq ft | Levels 17 to 20 | 2 |
| 07 | $2,576 psf | 1,044 sq ft | Levels 18 to 23 | 2 |
| 09 | $2,459 psf | 743 sq ft | Levels 9 to 19 | 2 |
| 10 | $2,575 psf | 1,044 sq ft | Levels 6 to 24 | 9 |
| 11 | $2,497 psf | 1,292 sq ft | Levels 2 to 13 | 5 |
| 14 | $2,568 psf | 1,141 sq ft | Levels 3 to 22 | 5 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 15 | $2,468 psf | 958 sq ft | Levels 2 to 23 | 6 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
AMO Residence Floor plans
10 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom5 plans · 614 to 743 sq ft
3-Bedroom3 plans · 958 to 1,367 sq ft
4-Bedroom1 plan · 1,292 sq ft
5-Bedroom1 plan · 1,475 sq ft
Floor plans: United Venture Development (2021) Pte. Ltd., AMO Residence e-brochure. Developer's plans, approximate and subject to change.
AMO Residence Site plan
Every block in 3D, with the sun on each home →
Site plan: United Venture Development (2021) Pte. Ltd. Developer's illustration, not to scale and subject to change.
AMO Residence Notes
How these numbers are worked out
- Grade A places AMO Residence in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,531 psf at AMO Residence against $1,990 psf across District 20, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,472 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (5 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 32 resale caveats at AMO Residence ranged from $2,383 psf to $2,662 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2025, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Mayflower MRT (TE6), 380 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at AMO Residence for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.