Resale Project Scorecard
The Amore
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2016 · 378 units
Grade S, 8.17 out of 10, the 21st highest score among 180 resale condos in District 19.
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
- 86 yrs
- Resales, 12 months to Oct 2026
- 23
- To Oasis LRT
- 290 m
Artist's impression: The Amore e-brochure (MKH (Punggol) Pte Ltd)
The Amore Score
- S
- Grade
- Score out of 10
- 8.17
- Highest score among 180 resale condos in District 19
- 21st
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, rental yield. Key weaknesses: MRT access.
Project's Historical Performance25%10/10
Avg Ann. of +5.90% places this condo in the top 4% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%8/10
8 primary schools within 1km (nearest: Horizon Primary School at 0.02km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- Horizon Primary School
- Greendale Primary School
- Edgefield Primary School
- Waterway Primary School
- Oasis Primary School
- Mee Toh School
- Punggol View Primary School
- Rivervale Primary 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
378 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%4/10
290 m from Oasis LRT (PE6), 1.3 km from Punggol MRT (NE17 / PTC / CP4) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%9/10
Rental yield of 4.55% — exceptional income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%9/10
Exceptional future-catalyst exposure — closest driver: Punggol Digital District at 0.68km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
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 The Amore scores 8.17
The Amore scores 8.17 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 73rd of 2,350 resale condos scored in Singapore and 21st of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Rental Yield (9/10); its weakest is MRT Proximity (4/10).
| Factor | This condoThe Amore | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 8/10 | 9/10 | −0.20 | 28% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 4/10 | 7.5/10 | −0.45 | 4% of district |
| Rental Yield10% | 9/10 | 5/10 | +0.40 | 96% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 9/10 | 4/10 | +0.30 | 97% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Amore and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Amore Prices
By unit type at The Amore
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,001 sq ft | 1,001 sq ft | $1.33M to $1.64M | $1,491 psf | 12 |
| 4-bedroom1,227 sq ft | 1,227 sq ft | $1.90M to $2.04M | $1,620 psf | 5 |
| 5-bedroom1,475 sq ft | 1,475 sq ft | $2.17M to $2.35M | $1,492 psf | 5 |
Past transactions at The Amore
23 resales, Nov 2025 to Oct 2026 · median $1,496 psf · $1,075,000 to $2,350,000 · 22 of the 22 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 23 Sep 2026 | 53A Edgedale Plains | 16 | #16-05054BR · Blk 53A | 4BR | 1,227 | $1,654 | $2,030,000 | Resale |
| 17 Sep 2026 | 55 Edgedale Plains | 10 | #10-11113BR · Blk 55 | 3BR | 1,098 | $1,476 | $1,620,000 | Resale |
| 8 Sep 2026 | 53A Edgedale Plains | 9 | #09-06063BR · Blk 53A | 3BR | 1,001 | $1,538 | $1,540,000 | Resale |
| 6 Aug 2026 | 55A Edgedale Plains | 7 | #07-15153BR · Blk 55A | 3BR | 1,098 | $1,489 | $1,635,000 | Resale |
| 30 Jul 2026 | 55A Edgedale Plains | 10 | #10-16165BR · Blk 55A | 5BR | 1,475 | $1,594 | $2,350,000 | Resale |
| 9 Jul 2026 | 57A Edgedale Plains | 15 | #15-21213BR · Blk 57A | 3BR | 1,098 | $1,476 | $1,620,000 | Resale |
| 30 Jun 2026 | 53 Edgedale Plains | 5 | #05-04042BR · Blk 53 | 2BR | 700 | $1,536 | $1,075,000 | Resale |
| 16 Jun 2026 | 57 Edgedale Plains | 16 | #16-18185BR · Blk 57 | 5BR | 1,475 | $1,594 | $2,350,000 | Resale |
| 29 May 2026 | 55 Edgedale Plains | 16 | #16-12123BR · Blk 55 | 3BR | 990 | $1,492 | $1,478,000 | Resale |
| 15 May 2026 | 53 Edgedale Plains | 9 | #09-03033BR · Blk 53 | 3BR | 1,001 | $1,506 | $1,508,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,614 psf |
| Dec 2025 | 1 | — | $1,637 psf |
| Jan 2026 | 2 | $1,585 psf | $1,627 psf |
| Feb 2026 | 3 | $1,470 psf | $1,597 psf |
| Mar 2026 | 3 | $1,489 psf | $1,652 psf |
| Apr 2026 | 2 | $1,567 psf | $1,646 psf |
| May 2026 | 3 | $1,492 psf | $1,599 psf |
| Jun 2026 | 2 | $1,565 psf | $1,640 psf |
| Jul 2026 | 2 | $1,535 psf | $1,674 psf |
| Aug 2026 | 1 | — | $1,642 psf |
| Sep 2026 | 3 | $1,538 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +6.0% a year, ranked 7 of 78 in D19 and 21 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Amore Rent
- Median rent a month
- $3,250 to $4,980
- Gross yield
- 3.0% to 3.2%
- Rental contracts
- 18
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,250 | — | — | 3 |
| 3-bedroom | $4,000 | $3,850 to $4,100 | 3.2% | 11 |
| 4-bedroom | $4,980 | — | 3.0% | 4 |
Rental contracts at The Amore
19 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $2,820 to $5,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 800 to 900 sq ft | $3,600 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,200 |
| Jul 2026 | 5BR | 1,400 to 1,500 sq ft | $4,800 |
| May 2026 | 2BR | 700 to 800 sq ft | $3,250 |
| May 2026 | 3BR | 900 to 1,000 sq ft | $3,900 |
| May 2026 | 4BR | 1,200 to 1,300 sq ft | $2,820 |
| Apr 2026 | 2BR | 700 to 800 sq ft | $3,200 |
| Apr 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Feb 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Amore By stack
- Highest, stack 16
- $1,420 psf
- Lowest, stack 23
- $1,153 psf
- Stacks with 2+ resales
- 24
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,381 psf | 1,227 sq ft | Levels 2 to 8 | 4 |
| 02 | $1,286 psf | 1,302 sq ft | Levels 2 to 14 | 7 |
| 03 | $1,409 psf | 1,001 sq ft | Levels 8 to 14 | 5 |
| 04 | $1,261 psf | 700 sq ft | Levels 5 to 15 | 7 |
| 05 | $1,190 psf | 1,227 sq ft | Levels 7 to 16 | 3 |
| 06 | $1,252 psf | 883 sq ft | Levels 2 to 17 | 9 |
| 07 | $1,279 psf | 1,001 sq ft | Levels 1 to 11 | 9 |
| 08 | $1,305 psf | 1,302 sq ft | Levels 1 to 15 | 7 |
Show the other 16 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,181 psf | 1,227 sq ft | Levels 2 to 8 | 2 |
| 10 | $1,283 psf | 1,302 sq ft | Levels 1 to 16 | 8 |
| 11 | $1,311 psf | 1,098 sq ft | Levels 1 to 13 | 6 |
| 12 | $1,241 psf | 990 sq ft | Levels 5 to 16 | 8 |
| 13 | $1,198 psf | 1,227 sq ft | Levels 1 to 14 | 3 |
| 14 | $1,171 psf | 990 sq ft | Levels 3 to 12 | 6 |
| 15 | $1,157 psf | 1,098 sq ft | Levels 5 to 16 | 9 |
| 16 | $1,420 psf | 1,475 sq ft | Levels 1 to 14 | 6 |
| 17 | $1,235 psf | 1,227 sq ft | Levels 1 to 15 | 6 |
| 18 | $1,246 psf | 1,475 sq ft | Levels 1 to 16 | 9 |
| 19 | $1,233 psf | 1,098 sq ft | Levels 1 to 13 | 8 |
| 20 | $1,164 psf | 990 sq ft | Levels 3 to 15 | 8 |
| 21 | $1,262 psf | 1,098 sq ft | Levels 1 to 16 | 10 |
| 22 | $1,317 psf | 1,302 sq ft | Levels 1 to 17 | 6 |
| 23 | $1,153 psf | 1,227 sq ft | Levels 2 to 10 | 3 |
| 24 | $1,190 psf | 990 sq ft | Levels 5 to 13 | 5 |
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 →
The Amore Floor plans
18 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom2 plans · 700 to 764 sq ft
3-Bedroom8 plans · 883 to 1,098 sq ft
4-Bedroom5 plans · 1,227 to 1,346 sq ft
5-Bedroom3 plans · 1,475 to 1,582 sq ft
Floor plans: MKH (Punggol) Pte Ltd, The Amore e-brochure. Developer's plans, not to scale and subject to change; areas are approximate and include the A/C ledge, balcony, PES and void.
The Amore Site plan
Every block in 3D, with the sun on each home →
Key plan: MKH (Punggol) Pte Ltd. Artist's impression, not drawn to scale.
The Amore Notes
How these numbers are worked out
- Grade S places The Amore 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: $1,496 psf at The Amore against $1,635 psf across District 19, 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 $1,439 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 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 23 resale caveats at The Amore ranged from $1,370 psf to $1,654 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 rail stop is Oasis LRT (PE6) (290 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 8 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 The Amore for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.