Amo Residence

412 filed transactions · District 20 · OCR

Median, per square foot

2,128 psf

Observed range

$1,890 — $2,662 psf
S$1,919k median price

99 yrs lease commencing from 2021 · 412 filed transactions

▲ 7.1% vs 12 months ago

S$1,919k

Median price

412

Filed transactions

36%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,918,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month23 months with a sale

Jul '22 · S$1,732kJul '26 · S$2,420k

The transactions behind those figures20 of 412

Nothing modelled — these are the filed sales.

89 sqm · floor 16-20Apartment · Sub sale · 2026-07

S$2,420,000$2526 psf

69 sqm · floor 16-20Apartment · Sub sale · 2026-07

S$1,905,000$2565 psf

120 sqm · floor 01-05Apartment · Sub sale · 2026-07

S$3,100,777$2401 psf

120 sqm · floor 11-15Apartment · Sub sale · 2026-06

S$3,438,000$2662 psf

106 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$2,820,000$2472 psf

120 sqm · floor 06-10Apartment · Sub sale · 2026-06

S$3,280,000$2539 psf

69 sqm · floor 16-20Apartment · Sub sale · 2026-05

S$1,828,000$2461 psf

106 sqm · floor 21-25Apartment · Sub sale · 2026-05

S$3,020,000$2647 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+10.7%

Floors 16+ against floors 1–5, Amo Residence only. Median S$2,200 psf up top from 170 sales, S$1,988 psf low down from 61.

District 20, typical project+7.6%

Middle of 5 projects in District 20 that clear the bar — half fall between +1.2% and +7.9%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 20, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,750	371
06-10	S$2,007	176
11-15	S$2,048	168
16-20	S$2,104	185
21-25	S$2,177	112

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Mayflower

442m

Primary schools within 1km

nearest 532m

Primary schools · straight-line distance

CHIJ St. Nicholas Girls' School532m
Ang Mo Kio Primary School753m
Ai Tong School925m

2 more between 1km and 2km

Mayflower Primary School1.4km
Anderson Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Mayflower442m
Bright Hill547m
Upper Thomson1.5km

Also nearby

Hawker centreSembawang Hills Food Centre (Jalan Leban Food Centre)573m
ParkLeban Park562m
Other schoolsMayflower Secondary School285m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Amo ResidenceStraight-line, not walking — what sits between two points is in no dataset here.

1project within 300m

$1,366–$1,813the middle half, per sq ft — all from one project

$1,708median of those sales

From 3 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Shangri-La Park	221m	2026-05	—	344 sqm	$1,813
Shangri-La Park	221m	2026-01	—	306 sqm	$1,708
Shangri-La Park	221m	2021-09	—	306 sqm	$1,366

All 3 at this radius are listed. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-04-25	351m	293° WNW	2 storeys	Proposed new erection of 2-storey envelope control intermediate terrace dwelling house with mezzanine and attic on lot…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,919,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,919,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$44,634

Cash in handS$1,491,950

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.