RPS · Resale Project Scorecard
The Amston — Grade D
RPS score 4.50/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 52 units · scored across 7 weighted factors — methodology published.
999YR · Amston Properties Pte Ltd · TOP 1998
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.15% — near-median performance within its 1998-era cohort (46th percentile).
1 primary school within 1km (LIANHUA PRIMARY SCHOOL, 0.76km away). Adequate but narrow school optionality.
52 units — very small project; niche product with thin resale market.
0.98km from Bukit Gombak Mrt Stn (NS3) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.34% — weak income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.64km, far enough that the impact on this project is modest.
Primary schools within 1km: Lianhua Primary School.
The verdict· Scores updated September 2026
The Amston scores 4.50 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2171st of 2,357 resale condos scored in Singapore and 71st of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Tenure (10/10) and MRT Proximity (6/10); its weakest is Rental Yield (2/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, total returns.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Amston
URA REALIS records no resale transactions at The Amston 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.
The Amston: frequently asked questions
Answers generated from the scorecard data — RPS rank 2171st of 2,357, scores updated September 2026.
- Is The Amston a good buy in 2026?
- The Amston scores 4.50/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2171st of 2,357 Singapore resale condos and 71st of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Weak project — significant gaps in multiple factors. Standout strengths: tenure. 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 The Amston?
- URA REALIS records no resale transactions at The Amston 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 The Amston from the nearest MRT station?
- The Amston is about 980m from Bukit Gombak MRT (NS3), 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 The Amston compare with Hilltop Grove?
- Hilltop Grove is the project scored next to The Amston on the District 23 ranking: 4.53 (Grade D) against The Amston's 4.50 (Grade D). The Amston scores higher on Tenure (10 vs 5); Hilltop Grove scores higher on Project Size (3 vs 5) and Rental Yield (2 vs 4).
- Which primary schools are within 1km of The Amston?
- One primary school is within 1km of The Amston: Lianhua Primary School. 1 primary school within 1km (LIANHUA PRIMARY SCHOOL, 0.76km away). Adequate but narrow school optionality. The Amston scores 3/10 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 Amston, and how big is the project?
- The Amston is 999-year leasehold, completed in 1998, has 52 units, developed by Amston Properties Pte Ltd. 999-year tenure — effectively freehold from a valuation standpoint. 52 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Bukit Panjang & Choa Chu Kang
Scored either side of The Amston in Bukit Batok, Bukit Panjang, Choa Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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