The Amore

The ground under it was tendered in 2013. Both ends of that are public; nobody puts them together.

The land under The Amore

HDB put this parcel out to tender and names The Amore as what was built on it. Everything below is from that tender: the dates, the winning price, and the 8 bids that came in.

  1. Tender launched29 Apr 2013
  2. Tender closed30 Jul 20138 bids received
  3. Awarded2 Aug 2013Master Contract Services Pte Ltd / Keong Hong Construction Pte Ltd
  4. Winning tenderS$156,000,000S$3,833 per sq m of gross floor area · S$356 per sq ft
Parcel
Punggol E15 Punggol Central / Edgedale Plains
Site area
13,565 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
40,694 sq m
Sold as
EC
Every bid — all 8, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Master Contract Services Pte Ltd / Keong Hong Construction Pte LtdS$156,000,000—
2Greatview Development Pte LtdS$153,900,000S$2,100,000 · 1.3%
3Kingsford Development Pte Ltd and Singhome Residential Fund Pte. Ltd.S$152,370,000S$3,630,000 · 2.3%
4Verwood Holdings Pte. Ltd.S$151,122,000S$4,878,000 · 3.1%
5Evia Real Estate (6) Pte Ltd, BBR Development Pte Ltd and CNH Investment Pte LtdS$149,377,778S$6,622,222 · 4.2%
6Sing Holdings Limited, Tang City Properties Pte Ltd and Maxdin Pte LtdS$145,688,800S$10,311,200 · 6.6%
7Nexus Point Investments Pte LtdS$145,018,800S$10,981,200 · 7.0%
8Sim Lian Land Pte LtdS$129,000,000S$27,000,000 · 17.3%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 2 Aug 2013 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Amore”. This parcel, from tender to today · Every land sale

What has been filed there since

2013 · the groundS$156,000,000S$356 per sq ft of gross floor area
Today · the homes on it$1,219median of 177 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

100–110 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$1,047 (3)—
2022$1,157 (17)+10.5%
2023$1,275 (5)+10.2%
2024$1,392 (3)+9.2%
2025$1,439 (4)+3.4%
2026$1,476 (3)+2.6%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it