RPS · Resale Project Scorecard
The Amore — Grade S
RPS score 8.17/10 · D19 · Hougang, Punggol, Sengkang · 378 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, total returns. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 9/10
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.
7 primary schools within 1km (nearest: HORIZON PRIMARY SCHOOL at 0.07km). Strong school proximity — a genuine advantage for young families.
378 units — good project size supporting active resale market and adequate facilities.
0.38km from Oasis Lrt Stn (PE6) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.55% — exceptional income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Horizon Primary School, Greendale Primary School, Edgefield Primary School, Oasis Primary School, Waterway Primary School, MEE TOH School, Punggol VIEW Primary School.
The verdict· Scores updated September 2026
The Amore scores 8.17 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 64th of 2,357 resale condos scored in Singapore and 20th 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). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, total returns. Key weaknesses: MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Amore
12 months to September 2026 (Oct 2025 – Sep 2026): 24 resale transactions, median $1,491 psf, median price $1.54M. Median PSF is up 4.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,422 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,476 psf | $1.48M |
| Jan–Mar 2026 | 8 | $1,498 psf | $1.73M |
| Apr–Jun 2026 | 7 | $1,506 psf | $1.51M |
| Jul–Sep 2026 | 3 | $1,489 psf | $1.64M |
| 12-month total | 24 | $1,491 psf | $1.54M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
The Amore: frequently asked questions
Answers generated from the scorecard data — RPS rank 64th of 2,357, scores updated September 2026.
- Is The Amore a good buy in 2026?
- The Amore scores 8.17/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 64th of 2,357 Singapore resale condos and 20th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, total returns. Key weaknesses: MRT access. 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 The Amore?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 24 resale transactions at The Amore, at a median of $1,491 psf and a median price of $1.54M (range $1,370 psf to $1,638 psf). The median PSF is up 4.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,422 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Amore from the nearest MRT station?
- The nearest rail stop to The Amore is Oasis LRT (PE6), about 380m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and The Amore scores 4/10 on it.
- How does The Amore compare with Riverfront Residences?
- Riverfront Residences is the project scored next to The Amore on the District 19 ranking: 8.21 (Grade S) against The Amore's 8.17 (Grade S). The Amore scores higher on Future Transformation (9 vs 4) and Project's Historical Performance (10 vs 9); Riverfront Residences scores higher on Primary School Effect (8 vs 10) and MRT Proximity (4 vs 6).
- Which primary schools are within 1km of The Amore?
- 7 primary schools are within 1km of The Amore: Horizon Primary School, Greendale Primary School, Edgefield Primary School, Oasis Primary School, Waterway Primary School, MEE TOH School, Punggol VIEW Primary School. 7 primary schools within 1km (nearest: HORIZON PRIMARY SCHOOL at 0.07km). Strong school proximity — a genuine advantage for young families. The Amore scores 8/10 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 The Amore, and how big is the project?
- The Amore is 99-year leasehold, completed in 2016, has 378 units, developed by Sim Lian Group. 99YR tenure — about 86 years remaining — no near-term decay concern. 378 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Amore in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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