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Completed 2026

Amo Residence

D20 · Ang Mo Kio / Bishan / Thomson · Ang Mo Kio Rise

A 372-unit apartment in D20, completed in 2026, on a 99-year lease from 2021 with about 93 years left. Developed by United Venture Development (2021) Pte Ltd.

Source: Developer brochure; URA caveats, Nov 2026

93 yrs
Lease left
$2,521
Avg $psf, 12 months
32
Sales, 12 months
2026
Completed
Amo Residence
Floor plans → Site plan → Read the Stacked review → E-brochure (PDF) →

What brings you to Amo Residence?

Buying here? Get a second opinion. 3-bedders here sold for $2.3M to $3.02M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

Stacked works with licensed property agents.

Get a second opinion
02 — Prices

Amo Residence prices

Last 12 months
32
Sales
$2,521
Average $psf
$2,383 – $2,662
$psf range
$1.77M – $3.86M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
2-Bedroom7 sales$2,476 psf$1.77M – $1.91M743 sq ft
3-Bedroom16 sales$2,541 psf$2.3M – $3.02M958–1,141 sq ft
4-Bedroom6 sales$2,518 psf$3.1M – $3.44M1,292 sq ft
5-Bedroom3 sales$2,522 psf$3.62M – $3.86M1,475 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size
Last 12 months
SizeSalesAvg $psfAvg pricePrice range
700–899 sq ft8 sales$2,474 psfAvg $1.84M$1.77M – $1.91M
900–1,099 sq ft14 sales$2,528 psfAvg $2.56M$2.3M – $2.72M
1,100–1,299 sq ft10 sales$2,538 psfAvg $3.12M$2.82M – $3.44M
1,300–1,599 sq ft3 sales$2,522 psfAvg $3.72M$3.62M – $3.86M
Average $psf by year
In 2025, sales here averaged $2,480 psf, 32% above the D20 average of $1,881 psf for private homes (condos, apartments and ECs).
This condoD20 average
Show as a table
YearThis condoD20 average
2026$2,520$1,932
2025$2,480$1,881
2024$2,328$1,750
2023$2,288$1,677
2022$2,114$1,807
Sales by year
416 sales since 2022; the busiest year was 2022 with 366. The 2026 bar covers Jan–Nov.
New saleSub sale
Show as a table
YearNew saleSub saleTotal
202603131
202511213
2024112
2023404
20223660366
Sales in the last two years
44 sales, newest first. Units show the floor only.
DateUnitSizePrice$psfType
21 Oct 2026#22-XX743 sq ft · 2-Bedroom$1.83M$2,461 psfSub sale
28 Sep 2026#09-XX743 sq ft · 2-Bedroom$1.78M$2,391 psfSub sale
7 Sep 2026#23-XX1,044 sq ft · 3-Bedroom$2.69M$2,575 psfSub sale
11 Aug 2026#12-XX1,475 sq ft · 5-Bedroom$3.68M$2,495 psfSub sale
10 Jul 2026#02-XX1,292 sq ft · 4-Bedroom$3.1M$2,401 psfSub sale
6 Jul 2026#17-XX958 sq ft · 3-Bedroom$2.42M$2,526 psfSub sale
6 Jul 2026#20-XX743 sq ft · 2-Bedroom$1.91M$2,565 psfSub sale
24 Jun 2026#09-XX1,292 sq ft · 4-Bedroom$3.28M$2,539 psfSub sale
15 Jun 2026#13-XX1,292 sq ft · 4-Bedroom$3.44M$2,662 psfSub sale
11 Jun 2026#03-XX1,141 sq ft · 3-Bedroom$2.82M$2,472 psfSub sale
Show all 44 sales
Compared with nearby condos

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Amo Residence rent

Leases starting Sep 2025–Aug 2026
102
Leases
$3,800
Median rent a month
$2.69M
Avg sale price, 12 months
1.7%
Est. gross yield

D20 median rent: $4,300 a month; est. gross yield 2.4%.

By bedroom type
TypeLeasesMedian rentMiddle halfD20 medianEst. yield
2-Bedroom29 leases$3,600 median$3,500 – $3,950D20 $4,0002.4% yield
3-Bedroom8 leases$5,075 median$4,925 – $5,550D20 $5,0002.3% yield
Rent and yield compared with nearby condos

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease
93years left of 99
2021Ends 2120

99-year lease from 30 Aug 2021. About 93 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Amo Residence floor plans by bedroom type

13 layouts across 372 units, from a 614 sq ft 2-bedroom to a 2,497 sq ft penthouse. Pick a type to see its floor plans.

Bedroom typeLayoutsSize rangeUnits
2-Bedroom 5 614 – 743 sq ft 184 5 layouts · 614 – 743 sq ft · 184 units
B1614 sq ft · 24 units B2678 sq ft · 45 units B3678 sq ft · 23 units BP1743 sq ft · 45 units BP2743 sq ft · 47 units
3-Bedroom 4 958 – 1,367 sq ft 118 4 layouts · 958 – 1,367 sq ft · 118 units
C1958 sq ft · 47 units CS11,044 sq ft · 47 units CPS11,141 sq ft · 23 units CPS1(a)1,367 sq ft · 1 unit
4-Bedroom 1 1,292 sq ft 45 1 layout · 1,292 sq ft · 45 units
D11,292 sq ft · 45 units
5-Bedroom 1 1,475 sq ft 22 1 layout · 1,475 sq ft · 22 units
E11,475 sq ft · 22 units
Penthouse 2 2,293 – 2,497 sq ft 3 2 layouts · 2,293 – 2,497 sq ft · 3 units
PH12,293 sq ft · 2 units PH22,497 sq ft · 1 unit

Source: Developer brochure

06 — Layout and stacks

Amo Residence stack plan

2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom Penthouse Has a recorded sale

Tap a unit for its size, price and floor plan.

Block 218 units per floor · levels 3–25
#01#02#03#04#05#06#07#08 L25L24L23L22L21L20L19L18L17L16L15L14L13L12L11L10L9L8L7L6L5L4L3

Based on 416 sales with a recorded unit number. A sale only appears once a caveat is lodged with URA, and not every buyer lodges one, so a unit with no sale shown is not necessarily available.

Source: Developer brochure; URA caveats, Nov 2026

07 — Location

Near Amo Residence

MRT stations
TE Mayflower 890 m · 11 min walk
CR Teck Ghee 1.5 km · 17 min walk
TE Bright Hill 1.8 km · 21 min walk
TE Upper Thomson 2.4 km · 29 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools
Within 1 km
CHIJ St. Nicholas Girls' School 490 m · 13 min walk
Ang Mo Kio Primary School 700 m · 13 min walk
Ai Tong SchoolPopular 950 m · 24 min walk
Within 2 km
Mayflower Primary SchoolPopular 1.4 km · 25 min walk
Anderson Primary School 1.9 km · 30 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities
Park Bishan-Ang Mo Kio Park 230 m · 3 min
Clinic Esteemed Medical Clinic 770 m · 9 min
Supermarket Sheng Siong 630 m · 8 min
Hawker centre Sembawang Hills Food Centre (Jalan Leban Food Centre) 1.0 km · 12 min
Map of the area around Amo Residence, with nearby MRT stations and primary schools
Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

08 — Nearby

Condos and supply around Amo Residence

Upcoming supply
Upper Thomson Road (Parcel A)660 m · about 597 units · 2.44 ha Awarded · $11,427 psm GFA · Oct 2025
Upper Thomson Road (Parcel B)660 m · about 890 units · 3.2 ha Awarded · $9,737 psm GFA · Apr 2024
Lorong Puntong / Sin Ming Avenue860 m · about 134 units · 0.43 ha Awarded · $17,350 psm GFA · Sep 2026
Lentor Gardens1.6 km · about 482 units · 2.06 ha Awarded · $9,903 psm GFA · Apr 2025

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

09 — From Stacked

Read more about Amo Residence

Review Amo Residence Review: Rare Ang Mo Kio New Launch With Landed/Park Views And Full Facilities For 372 Units Oct 2026 Should You Cut Your AMO Residence Asking Price To Sell? Jul 2022 8 Reasons Why Amo Residence Sold 98% Of Its 372 Units During Launch Jul 2022 Will Amo Residence, Bartley Vue Or Ki Residences 3 Bedroom Be Better For A Family Of 3 With A $2 Million Budget? Dec 2025 This 698-Unit Ang Mo Kio Condo Launched At The Wrong Time — And Still Outperformed Peers Sep 2022 Lentor Modern Review: A Well-Executed Integrated Development That'll Be The First And Only One In Lentor

61 more articles mention Amo Residence.

Source: Stacked Homes editorial

10 — FAQ

Questions about Amo Residence

How many years are left on the lease at Amo Residence?

About 93 years. It is a 99-year lease from 2021.

When was Amo Residence completed?

2026.

How many units does Amo Residence have?

372 units in two blocks, Block 21 and Block 23, up to 25 storeys.

What sizes are the 2-bedroom units?

614 to 743 sq ft across five layouts.

What is the price psf at Amo Residence?

32 sales in the last 12 months averaged $2,521 psf, ranging from $2,383 to $2,662 psf.

What did the latest sale go for?

A 743 sq ft unit sold for $1.83M ($2,461 psf) on 21 Oct 2026.

How much is the rent at Amo Residence?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,800 a month ($3,600 for a 2-bedroom and $5,075 for a 3-bedroom). That is an estimated gross yield of about 1.7%, before costs.

What is the nearest MRT station?

Mayflower (TE), an 11-minute walk (890 m). Teck Ghee (CR) is 1.5 km away.

Which primary schools are within 1 km?

CHIJ St. Nicholas Girls' School, 490 m away, Ang Mo Kio Primary School, 700 m away and Ai Tong School, 950 m away.

Who developed Amo Residence?

United Venture Development (2021) Pte Ltd.

Answers generated from the data on this page, Nov 2026