RPS · Resale Project Scorecard
Ampas Apartments — Grade B
RPS score 5.60/10 · D12 · Balestier, Toa Payoh · 43 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1990
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.12% — near-median performance within its 1990-era cohort (44th percentile).
1 primary school within 1km (HONG WEN SCHOOL, 0.88km away). Adequate but narrow school optionality.
43 units — very small project; niche product with thin resale market.
0.82km from Toa Payoh Mrt Stn (NS19) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.16% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.06km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School.
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The verdict· Scores updated September 2026
Ampas Apartments scores 5.60 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1444th of 2,357 resale condos scored in Singapore and 95th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Ampas Apartments
URA REALIS records no resale transactions at Ampas Apartments in the 12 months to September 2026. The Historical Performance factor (5/10) is scored on 10-year price performance against same-vintage peers instead.
Ampas Apartments: frequently asked questions
Answers generated from the scorecard data — RPS rank 1444th of 2,357, scores updated September 2026.
- Is Ampas Apartments a good buy in 2026?
- Ampas Apartments scores 5.60/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1444th of 2,357 Singapore resale condos and 95th of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Ampas Apartments?
- URA REALIS records no resale transactions at Ampas Apartments in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (5/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Ampas Apartments from the nearest MRT station?
- Ampas Apartments is about 820m from Toa Payoh MRT (NS19), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Ampas Apartments compare with Mar Thoma Mansions?
- Mar Thoma Mansions is the project scored next to Ampas Apartments on the District 12 ranking: 5.61 (Grade B) against Ampas Apartments's 5.60 (Grade B). Ampas Apartments scores higher on Project's Historical Performance (5 vs 3) and Future Transformation (3 vs 1); Mar Thoma Mansions scores higher on Rental Yield (1 vs 4) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of Ampas Apartments?
- One primary school is within 1km of Ampas Apartments: HONG WEN School. 1 primary school within 1km (HONG WEN SCHOOL, 0.88km away). Adequate but narrow school optionality. Ampas Apartments scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Ampas Apartments, and how big is the project?
- Ampas Apartments is freehold, completed in 1990, has 43 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 43 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Ampas Apartments in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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