> ## Content Index > Fetch the complete content index at: https://www.mychoicehomez.com/llms.txt > Use this file to discover other available public pages before exploring further. # AMO Residences: The Reality After the Sell-Out Launch - URL: https://www.mychoicehomez.com/amo-residences/ - Published: 2026-03-21T10:00:00.000Z - Updated: 2026-10-12T10:27:37.000Z - Description: AMO Residences sold out on launch day in 2022 and has risen about 18% since. Here is why it sold, what it trades at now, and who a resale unit suits in 2026. - Author: James Ong - Tags: For Investors, New Launch, Thomson Corridor Primary · Check a resale unit Looking at an AMO Residences resale? Send me the unit and asking price. I'll compare it with the last 12 months of AMO transactions and nearby alternatives. [WhatsApp James →](https://wa.me/6591111173?text=Hi%20James,%20can%20you%20check%20an%20AMO%20Residences%20resale%20price%20for%20me?&ref=mychoicehomez.com) New Launch Review · District 20 · 2026 Refreshed on 31 Aug 2026 AMO Residences: The Reality After The Sell-Out Launch AMO Residences sold out in July 2022 at what was then Singapore's highest OCR launch psf, breaking the $2,000 barrier. Three years on, subsale transactions are confirming $300K to $500K gains. Here's the honest 2026 state-of-play for owners and buyers watching District 20. By James Ong · CEA Reg No. R008385F · PropNex Realty | Published Mar 2026 | Investor Analysis Part 1 of 2 · AMO Residences 2026 1\. The Review [2\. For AMO Owners](https://www.mychoicehomez.com/amo-residences-owners-2026/) AMO Residence launched from around $1,890 psf, with an average in the low $2,100s, making it one of the first OCR launches to average above $2,000 psf. People grumbled, pointed to nearby resale condos at $1,700 psf, and asked whether Ang Mo Kio could hold private prices at that level. Three years and one TOP later, the 2026 data answers that, and tells owners something worth thinking about for what comes next. James's AssessmentStar Scorecard: AMO Residences\+ Read →− Collapse ⭐ Star Scorecard: AMO Residences · District 20 · 2026 James's professional assessment · Not investment advice 🏫 S, Schools (15%) CHIJ St. Nicholas Girls' School, Ai Tong School and Ang Mo Kio Primary are all within 1km, a genuine 1km priority catchment that has kept AMK upgrader families interested since launch. 4.3/5 • T, Transport + Transformation (35%) Mayflower MRT (TE6) on the TEL, though realistically closer to 900m than the advertised 5-minute walk. Bright Hill (TE7), one stop away, becomes a Cross Island Line interchange, a real transformation story that hasn't played out yet. 3.9/5 🛒 A, Amenities (20%) AMK Hub sits roughly 2km away, requiring a drive rather than a walk. Bishan-Ang Mo Kio Park is within walking distance and genuinely differentiates the precinct, but immediate amenity density is the project's weakest layer. 3.2/5 💰 R, Returns (30%) From a launch average of about $2,100 psf to $2,482 psf now, roughly 18% growth in three years, with $300K to $500K subsale gains now common. The easy launch-to-TOP gains have mostly been made. For resale buyers, the question is what returns look like from here. 3.9/5 --- 38 out of 5 · weighted Score: (4.3×0.15 + 3.9×0.35 + 3.2×0.20 + 3.9×0.30) × 20 = 77.7\. ⭐⭐⭐ SOLID A proven, owner-occupier-driven project. Strong for what it is; the fastest capital-gain phase is behind it. ⚠ James's Warning: Read This Before The Verdict The 77.7 score rewards what AMO has already proven: school catchment, scarcity and a real owner-occupier base. It doesn't reward what comes next. Amenities are the honest weak point, because AMK Hub is a drive, not a walk. And the launch-to-TOP run that gave 2022 buyers $300K to $500K gains has largely played out. A resale buyer paying $2,400 to $2,600 psf today isn't getting the deal those early buyers got. James's Verdict AMO Residences has proven itself for the buyer it was built for: AMK and Bishan HDB upgraders tied to the CHIJ St. Nicholas catchment who want a completed condo they can move into, with steady rental demand. It's a weaker fit for a quick flip at today's resale prices, because the easy gains are gone. For 2022 owners, the real question isn't whether AMO was a good buy. The data settles that. It's what the equity built here should do next. Launch Psf \~$2,100 avg · Jul 2022 Current Psf $2,482 avg · last 12 mths Appreciation \~18% launch to current Tenure 99-year from 2021 · \~96 yrs left Units 372 2 towers · 25 storeys TOP Q4 2026 expected ## What AMO Residences Is: The Basics AMO Residences is a 99-year leasehold condominium at 21 to 23 Ang Mo Kio Rise, District 20, jointly developed by UOL Group, Singapore Land Group, and Kheng Leong. | Fact | Detail | | ----------- | -------------------------------------------------------------- | | Address | 21 to 23 Ang Mo Kio Rise, Singapore | | District | D20: Ang Mo Kio / Bishan / Thomson | | Tenure | 99-year leasehold from 2021 | | Units | 372 across two 25-storey towers | | Launch | July 2022: \~98% sold on launch day | | Developer | UOL Group (60%), Singapore Land Group (20%), Kheng Leong (20%) | | TOP | Expected Q4 2026 | | Nearest MRT | Mayflower MRT (TE6), Thomson-East Coast Line | Buyers of AMO Residences are 92.5% Singaporean, 6.2% PR, and 1.3% foreigner (EdgeProp Singapore) , the profile of a genuine owner-occupier project driven by HDB upgraders, not speculators or foreign money. ## Why AMO Residences Sold Out: The Real Reasons ### Scarcity Was Genuine AMO Residences was the first new private launch in Ang Mo Kio in over eight years, in a mature, established estate with strong school catchments and a deeply embedded HDB upgrader population. Eight years of pent-up demand from AMK residents who wanted to upgrade privately without leaving their community does not dissipate easily. ### The Location Fundamentals Were Strong **MRT connectivity:** Mayflower MRT (TE6) on the Thomson-East Coast Line provides direct access to Orchard in 8 stops and connects to the future Cross Island Line at Bright Hill (TE7), one stop away. **School catchment:** CHIJ St. Nicholas Girls' School, Ai Tong School and Ang Mo Kio Primary are all within 1km, which counts for a lot with families working through the Primary One registration phases. **Green space:** Northward-facing units have unblocked views toward the private landed estate of Shangri-la Park, Lower Peirce Reservoir, and Thomson Nature Park. Southward-facing units above the 10th floor have views of Bishan-Ang Mo Kio Park. **Unit sizing:** Three-bedroom units at AMO range from 958 to 1,141 sqft, bigger than many of today's 900-odd sqft three-bedders, and they still draw buyers on the resale market. James's Note When AMO launched in July 2022, a common question among HDB upgraders was: "Can AMK really hold $2,100 psf?" The honest answer then was to look at who was buying, why, and what else was available in the same school catchment and MRT corridor. AMK upgraders had few other private options in this precinct. That scarcity didn't vanish after launch. It carried into the resale market. Secondary · Book a review Your budget, your exit, in writing. I'll work through your budget, loan, the alternatives and your exit in a free written Property Decision Review. No obligation. [Get my free review →](https://wa.me/6591111173?text=Hi%20James,%20I%27d%20like%20a%20Property%20Decision%20Review%20for%20AMO%20Residences.&ref=mychoicehomez.com) ## The Data: What AMO Residences Is Worth in 2026 ### Launch to Current: The Price Journey | Period | Average Psf | Notes | | ----------------------- | -------------------- | ------------------------------------------------------ | | Jul 2022 (launch) | \~$2,100 psf | First OCR condo above $2,000 psf | | 2023 to 2024 (subsales) | $2,200 to $2,400 psf | Steady appreciation through construction | | Last 12 months | $2,482 psf avg | Range $2,359 to $2,610 psf; highest $2,610 in Sep 2025 | | Current listings | $2,285 to $2,980 psf | PropertyGuru, March 2026 | Going from a launch average of about $2,100 psf to $2,482 psf now is roughly 18% growth in about three years, before counting the effect of leverage on the original downpayment. ### The Subsale Profit Story Early subsales show almost every unit sold so far made a six-figure gain, commonly $300,000 to $500,000\. With resale prices around $2,400 to $2,600+ psf, AMO has reset what OCR buyers expect to pay. It backs up the launch pricing and shows how scarce well-located projects in mature estates are. AMO Residences is now cited alongside One Bernam as an example where buyers who hesitated at launch missed $300,000 in upside. And that memory is actively driving buyer decisiveness in 2025 to 2026 new launches. ## Who Should Be Looking at AMO Residences Resale in 2026 Strong Fit For Buying - HDB upgraders from AMK and Bishan wanting private tenure in a familiar estate - Families aiming for CHIJ St. Nicholas Girls' School: the 1km catchment still applies - Buyers wanting a TOPped, immediately habitable private condo with established rental demand - Investors targeting the District 20 rental market: listings already appearing from $3,499/month Worth Pausing On: If You Currently Own AMO - Owners sitting on $300K to $500K gains who haven't yet worked out what that equity could do - Owners whose school timeline has shifted, freeing them from the CHIJ 1km catchment anchor - Owners whose family size has outgrown the current unit type - Owners who bought for capital appreciation: the launch-to-TOP gain has largely played out ## Bottom Line: AMO Residences Proved the Market Right: Now What? AMO Residences sold 98% of its 372 units on launch day, gave early buyers $300,000 to $500,000 in subsale gains, and has set a resale range of $2,400 to $2,600 psf. The sceptics were wrong, and the reason why is instructive. AMO worked because it spotted a real, funded pool of demand: AMK HDB upgraders with school priorities, deep roots in the area and no comparable private option nearby. It met that need better than anything else available in 2022. The question for owners in 2026 is a version of the same one: which project meets the next need better than the alternatives? The corridor is still developing, with the Cross Island Line at Bright Hill, the North-South Corridor and a maturing Lentor precinct. The reframe is simple. The best time to think about your next move is while your current home is doing well, not after it has levelled off. Who should skip this AMO Residences probably isn't for you if: - You want a quick gain at today's resale prices of about $2,400 to $2,600 psf. The launch-to-TOP gains have largely been made. - You want a mall within walking distance. AMK Hub is a drive, not a walk. It suits AMK and Bishan upgraders who want a completed home in the CHIJ St. Nicholas catchment. Already own an AMO unit? The three questions worth asking in 2026 are in [Part 2: for AMO owners](https://www.mychoicehomez.com/amo-residences-owners-2026/). ## FAQ: AMO Residences How much has AMO Residences appreciated since launch?\+ Read →− Hide From a launch average of about $2,100 psf in July 2022 to about $2,482 psf over the last 12 months, roughly 18%, based on EdgeProp transaction data. Individual units vary by type, floor and facing. Which schools are near AMO Residences?\+ Read →− Hide CHIJ St. Nicholas Girls' School, Ai Tong School and Ang Mo Kio Primary are within 1km of the development. MOE measures distance from each home's address point, so check your specific unit. Which MRT station serves AMO Residences?\+ Read →− Hide Mayflower station on the Thomson-East Coast Line, with Orchard about 8 stops away. Bright Hill, one stop away, is planned as an interchange with the Cross Island Line. Who is AMO Residences best suited to?\+ Read →− Hide HDB upgraders from Ang Mo Kio and Bishan who want private property in a familiar estate, and families focused on the nearby schools. Buyers looking for a quick gain at today's prices may find less upside. Is AMO Residences a freehold condo?\+ Read →− Hide No. It is a 99-year leasehold development from 2021, with about 96 years remaining, developed by UOL Group, Singapore Land Group and CapitaLand. Part 1 of 2 · AMO Residences 2026 1\. The Review [2\. For AMO Owners](https://www.mychoicehomez.com/amo-residences-owners-2026/) Sources\+ Show all 5 →− Hide - EdgeProp: AMO Residence Transaction Data, 2022 to 2026 - PropertyGuru: AMO Residence Pricing and Listings, March 2026 - 99.co, AMO Residence project page, January 2026 - EdgeProp: AMO Residence to Test $2,000 PSF Benchmark, 2022 - URA Realis: AMO Residence Transaction Records, 2022 to 2026 Disclaimer & Licensing+ This article is for informational and educational purposes only and does not constitute financial or investment advice. Past transaction prices are not indicative of future performance. All property decisions should be made in consultation with a licensed property advisor and your financial planner. James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd