Rent vs D20 -15.6%
Rents below district median
Amo Residence's latest 12-month median rent is $3,800 compared with the D20 median of $4,500 for the same period. Use this district check before narrowing by bedroom and area band.
Amo Residence rent and sale price
D20 / Bishan, Ang Mo Kio
Address 21 Ang Mo Kio Rise Amo Residence Singapore 569417
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Quick summary about Amo Residence
Amo Residence is a 99-year leasehold apartment in D20 / Bishan, Ang Mo Kio. The page currently tracks 67 rentals and 410 sales.
- Latest 12M median rent is $3,800 per month from 67 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,690,000, with median sale PSF at $2,524 psf from 35 sales.
- Rent is down 10.0% over the last 3 months. Sale PSF is down 1.0% over the last 3 months.
Amo Residence Market Brief
Compare the project with D20 across rent, sale PSF, tenure and transaction activity.
Compared with D20
Sale PSF vs D20 +24.4%
Sale PSF above district median
Amo Residence's latest 12-month median sale PSF is $2,524 psf versus the D20 median of $2,029 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.70%
Rent support below district screen
Gross yield is roughly 1.70% versus a D20 screen of 2.24%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 13.5% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +493.3%
Activity is rising
89 recent transactions versus 15 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2021 matters most on sale price. Compare Amo Residence against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,800
Is the asking rent fair?
$3,600 to $4,000 is the first fair-rent band to check. Above $4,000 should have a visible reason.
Latest 12M median sale PSF $2,524 psf
Is the purchase price fair?
$2,610,000 to $2,770,000 and $2,450 to $2,600 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $3,800
Are similar units renting for more?
Unknown bedroom and 600 to 700 sqft give the closest unit-size checks.
Rent stability 13.5% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +493.3%
Is activity rising?
Activity is rising. 89 recent transactions versus 15 in the prior 6-month view.
Amo Residence Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2021
Property type Apartment, Non-Landed Properties
Sales 372 new sale transactions, 38 sub sale transactions
Total sold value $839.0M
Amo Residence Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 67 Jan 2026 to Jun 2026
Sale transactions 410 Jul 2022 to Jul 2026
Rent trend -10.0% Last 3 months
Sale PSF trend -1.0% Last 3 months
Amo Residence Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
MAYFLOWER MRT STATION (TE6) 0.5 km away
BRIGHT HILL MRT STATION (TE7) 0.62 km away
UPPER THOMSON MRT STATION (TE8) 1.61 km away
Schools nearby
MAYFLOWER SECONDARY SCHOOL 0.28 km away
PEIRCE SECONDARY SCHOOL 0.39 km away
ANG MO KIO PRIMARY SCHOOL 0.75 km away
ANG MO KIO SECONDARY SCHOOL 1.05 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 1.78 km away
ANG MO KIO PARK CONNECTOR Park / green link · 1.32 km away
MARKET & HAWKER CENTRE (BLK 724 ANG MO KIO AVE 6) Food centre · 1.56 km away
Amo Residence Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,800 67 rentals in view
Latest median sale PSF $2,526 psf 44 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 3 $2,526 psf $2,420,000
Jun 2026 15 $3,800 3 $2,539 psf $3,280,000
May 2026 14 $3,500 10 $2,516 psf $2,975,000
Apr 2026 11 $3,600 4 $2,581 psf $2,702,500
Mar 2026 22 $4,000 2 $2,553 psf $2,665,000
Feb 2026 3 $4,000 2 $2,545 psf $3,220,000
Jan 2026 2 $3,625 1 $2,505 psf $2,400,000
Dec 2025 0 - 1 $2,557 psf $1,898,888
Nov 2025 0 - 3 $2,457 psf $2,328,000
Oct 2025 0 - 2 $2,483 psf $3,117,500
Sept 2025 0 - 4 $2,519 psf $2,567,000
Aug 2025 0 - 2 $2,447 psf $2,344,000
Projects Similar to Amo Residence
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2018 Jadescape 1.9 km away 1,201 transactions
- Median rent
- $4,207
- Median sale PSF
- $2,168 psf
- Median rent
- $3,800
- Median sale PSF
- $1,818 psf
- Median rent
- $3,600
- Median sale PSF
- $1,905 psf
- Median rent
- $4,000
- Median sale PSF
- $1,979 psf
- Median rent
- $3,250
- Median sale PSF
- $2,049 psf
- Median rent
- $4,050
- Median sale PSF
- $1,755 psf
Amo Residence Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,600 $3,580 5
3 bed $5,000 $5,000 1
5 bed $6,800 $6,800 1
Unknown $3,800 $4,117 60
Amo Residence Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $3,500 $3,574 35
700 to 800 sqft $4,000 $4,022 18
900 to 1,000 sqft $5,100 $5,120 5
1,000 to 1,100 sqft $5,200 $5,200 4
1,100 to 1,200 sqft $5,600 $5,600 1
1,200 to 1,300 sqft $6,900 $6,800 3
1,400 to 1,500 sqft $6,800 $6,800 1
Amo Residence Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,846,000 $1,988 psf 60
06 to 10 $1,913,500 $2,036 psf 94
11 to 15 $1,951,000 $2,103 psf 87
16 to 20 $1,987,000 $2,168 psf 89
21 to 25 $2,070,500 $2,213 psf 80
Amo Residence Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Amo Residence shows a latest 12-month median monthly rent of $3,800 across 67 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,800
Rentals in period 67
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Amo Residence show a median price of $2,690,000 and $2,524 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,690,000
Latest 12M median PSF $2,524 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2021 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Amo Residence has 410 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $839.0M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Amo Residence numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,800/mo Test gross and net yield against typical rent. Buy vs rent $2.7M Compare ownership cost against renting. Mortgage $2.7M Estimate monthly payment from the sale price. Stamp duty $2,524 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D20 to compare Amo Residence against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Amo Residence FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Amo Residence?
Amo Residence has a latest 12-month median monthly rent of $3,800 across 67 rentals in that period.
What is the typical sale price at Amo Residence?
The latest 12-month median sale price for Amo Residence is $2,690,000, based on 35 sales in that period.
What is the median sale PSF at Amo Residence?
The latest 12-month median sale price per square foot for Amo Residence is $2,524 psf. The average for the same period is $2,522 psf.
Is Amo Residence freehold or leasehold?
Amo Residence is listed as 99-year leasehold from 2021. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Amo Residence located?
Amo Residence is located at 21 Ang Mo Kio Rise Amo Residence Singapore 569417 in D20 / Bishan, Ang Mo Kio.
How current is the Amo Residence transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.