Where nature and convenience meet
AMO Residence @Ang Mo Kio Avenue 1
AMO Residence Overview
It has been around 7 years since Ang Mo Kio welcomed a new GLS site. Now known as AMO Residence located at Ang Mo Kio Avenue 1.
This land parcel has a 99-year leasehold and is allocated to the private, non-landed residential development. It is situated within a mature town and an established residential area in District 20. This means that it is surrounded by sufficient basic amenities that will certainly be convenient to future residents. Furthermore, in the vicinity, there are plenty of schools of different stages, several parks and reservoirs, and a new MRT station ready to service future residents.
With a site area of 12,679.4 square meter and a maximum gross floor area of 31,699 square meter, this plot of land is estimated to house around 370 units.
What to anticipate of this new residential development? There will be a four storey low rise zone along the north western boundary of the land parcel due to the Shangri-La Park landed housing estate. Otherwise, the high rise zone will be 103 meters tall.
Why AMO Residence?
1. Upcoming Mayflower MRT Station is nearby, enhances connectivity to the rest of Singapore.
2. Many units will enjoy a panorama of the landed enclaves, Lower Peirce Reservoir, and Bishan Ang Mo Kio Park.
3. There are myriads of parks and reservoirs nearby.
4. Reputable developer UOL and Kheng Leong
Project Details
| Project Details | AMO Residence |
| Location | Ang Mo Kio Avenue 1 |
| District | D20 |
| Developer | Joint Venture (UOL, Singapore Land Group, and Kheng Leong) |
| Site Area | Approx. 12,679.4 sqm / 136,480 sq ft |
| Plot Ratio | 2.5 |
| GFA | 31,699 sqm / 341205 sq ft |
| No. of Blocks/Storeys | 24/25 storey |
| Total No. of Units | 372 units |
| Tenure | 99 years lease hold commencing from 30 Aug 2021 |
| Expected TOP | 2026 |
Location
Connectivity
The connectivity of AMO Residence area will be even better after the upcoming Mayflower MRT Station opens in Q3 2021. Although the Thomson East Coast Line will take several years to finish, the opening of this condominium will most likely catch up near the end of the line’s completion. Future residents can travel seamlessly across the island and have quick and easy access to the north, central, and east areas via the Thomson East Coast Line. This new Thomson East Coast Line will allow residents to have good connectivity to the Woodlands Regional Centre, Central Business District and the East Coast Region. More will be covered on the Woodlands Regional Centre later.
One station away from Mayflower MRT Station is Bright Hill MRT Station, which is also an interchange with the Cross Island Line. However, the Cross Island Line will be opening in 2030. Its service will significantly enhance the connectivity of this area in the near future.
As the condominium will be between the Shangri La Park and HDBs, residents may need to walk out of the blocks to get to the bus stop. But not to worry, as the walk is a short minute or two only.
Taking private transport is as easy too, one takes around 10 minutes to get to the Pan Island Expressway (PIE) and Seletar Expressway (SLE).
| Nearby MRT Station | Approximate Distance | Approximate Travel Time |
| Mayflower (TE) | 0.4km | 6 min walk |
| Bright Hill (TE / CR) | 1.5km | 15 min by bus |
| Nearby Bus Stop (Bus services) | Approximate Distance |
| Blk 248 (169, 761, 132, 165, 166, 262) | 180 m |
| Opp Blk 255 (262, 265) | 257 m |
Work
If residents of AMO Residence take public transport to Woodlands Regional Centre, they can breeze through Singapore towards the North in 4 to 5 MRT stops via the Thomson East Coast Line.
Woodlands Regional Centre is an upcoming economic hub that is the largest in Singapore’s North Region. It is uniquely well connected to key locations in Singapore and Johor Bahru. It will house the Northern Agri Tech and Food Corridor and over 100 hectares of business, industry, research & development, and learning & innovation spaces.
If residents take public transport to Woodlands Regional Centre, they can breeze through Singapore towards the North in 4 to 5 MRT stops via the Thomson East Coast Line.
Woodlands Regional Centre is an upcoming economic hub that is the largest in Singapore’s North Region. It is uniquely well connected to key locations in Singapore and Johor Bahru. It will house the Northern Agri Tech and Food Corridor and over 100 hectares of business, industry, research & development, and learning & innovation spaces.
Other than business parks, there will also be a pedestrian mall that links Woods Square to MRT and Bus Interchange, Causeway Point and Woodlands Civic Centre. Of course, there will also be parks, connectors and an abundance of greenery throughout the development, namely the WoodsVista Gallery and North Coast Vista, encouraging more people to cycle and walk.
With the upcoming Thomson East Coast Line, Woodlands Central and Woodlands North Coast will be well connected to key locations like Jurong Lake District, Orchard and Central Business District, shortening the travelling time within 20 to 40 minutes. Furthermore, Woodlands North station and Bukit Chagar station in Johor Bahru is connected by the Johor Bahru-Singapore Rapid Transit System (RTS), set to open their doors at the end of 2026.
In a nutshell, this exciting, extensive development signals a boom in job opportunities in the area.
Residents that drive will take around 20 minutes to reach the Central Business District, One North Fusionpolis, Biopoli Science Park and Changi Airport.
Education
In fact, a child’s academic journey from pre-school to higher education would be well covered for the owner of AMO Residence. PCF Sparkletots Preschool and Kids and Kins Child Care Centre are only a minute walk away, very convenient for parents to send their little ones to school.
Three primary schools, Ang Mo Kio Primary, CHIJ St Nicholas Girls’ School and Mayflower Primary are within 1 km.
Mayflower Secondary, Peirce Secondary and CHIJ St Nicholas Girls’ School are some of the nearer secondary schools within the vicinity.
For pre-university, Eunoia Junior College, Anderson Serangoon Junior College and Nanyang Polytechnic are reachable within a half an hour bus ride.
| Level of education | Approximate Distance | Approximate Travel Time |
| Preschool school | ||
| Kids and Kins Child Care Centre | 99 m | 1 min walk |
| PCF Sparkletots Preschool | 100 m | 2 min walk |
| Primary School | ||
| CHIJ St Nicholas Girls’ School | Within 1 km | 5 min by bus |
| Ang Mo Kio Primary School | Within 1 km | 10 min by bus |
| Ai Tong School | Within 1 km | 12 min by bus |
| Mayflower Primary School | Within 2 km | 9 min by bus |
| Anderson Primary School | Within 2 km | 16 min by bus |
| Secondary school | ||
| Mayflower Secondary School | 800 m | 6 min by bus |
| CHIJ St Nicholas Girls’ School | 1 km | 5 min by bus |
| Peirce Secondary School | 1.3 km | 16 min by bus |
| Pre-University | ||
| Eunoia Junior College | 1.9 km | 19 min by bus |
| Nanyang Polytechnic | 2.6 km | 20 min by bus |
| Anderson Serangoon Junior College | 2.5 km | 26 min by bus |
Healthcare
Ang Mo Kio-Thye Hua Kwan Hospital is 7 minutes drive away from AMO Residence.
Alvernia Health Screening Centre, a maternity hospital is 10 minutes drive away. Right beside it is Mount Alvernia Hospital, a private hospital.
Tan Tock Seng Hospital, the second-largest acute general care hospital in Singapore, is a 16 minutes drive away.
Shopping / Food / Market
Plum Village is one of the oldest Hakka restaurants in Singapore. It is along the same stretch as Bee Heong Palace Restaurant, Springleaf Taiwan Porridge and Pub Starlet, to name a few.
A little further down, there’s another stretch of food haven. It houses the Thus Cafe, a very well-loved and hip cafe in this area, Ice Cream Chefs and Bangkok Street Mookata - Upper Thomson, an eat-all-you-can buffet.
Unpackt and several marts are also along the row. Residents can reach these places within a 4 minute drive or, if they want to get active, a 10 minutes walk.
For conscious environmental residents, they will be delighted to know that Unpackt, the first zero-waste grocery store in Singapore is just a few streets away. They sell food, products and daily necessities without packaging. Hence shoppers are strongly encouraged to bring their containers and bags. Otherwise, there are also conventional supermarkets nearby, with Ang Mo Supermarket being the nearest.
A plethora of big malls such as AMK HUB, Junction 8 and NEX reachable in around 10 minutes by car. Residents can substantially fulfil their shopping, dining and entertainment needs in these malls.
Djitsun Mall not only has the basic mall functions but there are also Yamaha Music School, The Ballet School and True Fitness that caters to music and ballet lovers and gym enthusiasts.
The upcoming Thomson East Coast MRT Line covers Orchard too, hence if residents wish to take the public transport, it will be very convenient and direct to arrive at Orchard Road.
| Location | Approximate Distance | Approximate Travel Time |
| Food | ||
| Plum Village | 1.3 km | 4 min drive |
| Sin Ming Roti Prata, 2 Jln Leban, Singapore 577547 | 1.3 km | 4 min drive |
| Ratchada Thai Bistro - Thomson | 1.3 km | 4 min drive |
| Thus Cafe | 1.3 km | 4 min drive |
| Supermarkets | ||
| Ang Mo Supermarket | 200 m | 2 min walk |
| Sheng Siong Supermarket | 750 m | 8 min walk |
| Unpackt | 1.3 km | 4 min drive |
| Shopping malls | ||
| AMK Hub | 2.5 km | 7 min drive |
| Djitsun Mall | 3 km | 8 min drive |
| Junction 8 | 4.1 km | 8 min drive |
| Bishan North Shopping Mall | 4.5 km | 10 min drive |
| NEX | 5.7 km | 13 min drive |
| Orchard Road | 11.5 km | 16 min drive 8 MRT stops (TE) |
Recreational
Lastly, we reach the highlight of this development. It can be said that the AMO Residence condominium is tailor-made for outdoor and nature lovers. Although it is not the nearest to other facilities, it is right in the heart of Singapore, thus surrounded by many parks and reservoirs. The nearest Bishan Ang Mo Kio Park is only less than 10 minutes walk away, so no more excuses to not go for strolls. Children will also be blessed by this large playing area and the Adventure Playground in the park. Neighbourhoods nearby also have playgrounds such as the Shangri La Playground that is only 3 minutes walk away and Ellington Square Playground that is a 6 minutes walk away.
Meanwhile, Lower Peirce Reservoir Park, Singapore's second-oldest reservoir, is only a 3 minutes drive away. Further down is the Upper Peirce Reservoir Park, it has stunning views and is only 11 minutes drive away.
Thomson Nature Park is unique for its rich cultural heritage as the site of a former Hainan Village. There are 5 trials specially curated to introduce the past kampung days and heritage highlights of the Village while enjoying nature. It will only take residents 6 minutes to travel here.
Next, the popular hiking destination, Macritchie Reservoir, is a 7 minutes drive away. Fun fact, it is the largest reservoir in Singapore. The famous Macritchie Treetop Walk is at the highest point of Macritchie. Visitors can choose to either hike or run through the trails or enjoy a fun kayaking or canoeing session there. Moreover, there is a designated area for beginners and another one for experienced paddlers. Along the way, one can also sight different animals in their natural habitat.
Other than big and small natural parks, there is also the modern signature garden, Gardens By the Bay. Thomson East Coast Line connects residents directly to this garden. Although it is not the nearest garden, it is still well loved by Singaporeans and a great destination to visit once in a while. It houses special curated flora and fauna for visitors to enjoy, and as it changes with season, there will be different things to explore every time.
The only problem living here will be that residents may get indecisive on which park to visit. It is impossible not to get moving while looking at all the greenery from the window!
| Recreational | ||
| Shangri La Playground | 230 m | 3 min walk |
| Ellington Square Playground | 500 m | 6 min walk |
| Bishan Ang Mo Kio Park | 750 m | 9 min walk |
| Kebun Baru Community Centre | 1 km | 4 min drive |
| Lower Peirce Reservoir Park | 1.1 km | 3 min drive |
| Ang Mo Kio Town Garden West | 2.7 km | 6 min drive |
| Thomson Nature Park | 3 km | 6 min drive |
| MacRitchie Reservoir Park | 4.4 km | 9 min drive |
| Upper Peirce Reservoir Park | 4.7 km | 11 min drive |
| Gardens By the Bay | 15.5 km | 19 min drive 16 MRT stops |
AMO Residence Site Plan
To be in sync with Singapore’s “City in Nature”, communal spaces are likely to have open spaces, courtyards, and sky terraces, balconies, roof gardens and sky gardens. This will, of course, be coupled with essential features like a swimming pool, gym, and lounge.
Floor Plan
Price, Unit Types, Sizes
| UNIT TYPE | No. OF UNITS | SIZE (sqf) | PRICE |
| 2 Bedroom | 92 | 614 - 678 sqft / 57 - 63 sqm | $1.26M |
| 2 Bedroom Premium | 92 | 743 sqft / 69 sqm | |
| 3 Bedroom | 118 | 958 - 1,367 sqft / 89 - 127 sqm | $1.81M |
| 4 Bedroom | 45 | 1,292 sqft / 120 sqm | $2.48M |
| 5 Bedroom | 22 | 1,475 sqft / 137 sqm | $2.85M |
| Penthouse | 3 | 2,293 - 2,497 sqft / 213 - 232 sqm | |
| Total | 372 |
*Disclaimer: All information is subject to change at developer's discretion.
AMO Residence Price Comparison
Leonard Tay, Head of Research at Knight Frank Singapore, noted that the top bid is 6.3% above the second-highest bid of $358.9 million or $1,052 psf ppr.
“This optimistic top bid comes in above expectations, and at $1,118 psf ppr, the possible selling price for the residential units here when ready to launch could start from $2,000 psf to $2,100 psf.”
The land price is about 41.5% higher than the nearby land (now The Panorama) that was successfully tendered for $790 psf ppr in year 2013.
The newest comparable developments in the area is The Panorama, latest 6 month transaction price was hovering around $1732psf. I would consider $1900-2000psf as reasonable entry price for Amo Residence. Currently there's no 3 bedroom units available at The Panorama, indicating hot demand for family stay unit types in this neighborhood.
Some thoughts on AMO Residence
- AMO Residence is the perfect development for families who are looking for good schools. As here offers not only 1 but 2 top schools within 1km radius. And not only that it also ticked almost all the boxes for the amenities that home stay owners are looking for , eg. MRTs, Parks, etc.
- In terms of development designs, UOL has never failed to meet customers expectation. Being twin tower development, large spaces are reserved for beautiful landscaping and facilities. People who are fancy on reservoir views, could choose from south facing units.
- For investors who are looking for rental returns, you may have better options elsewhere. As current rental return here might barely hit 2.5%.
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