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AMO Residence Showflat Review

First new launch in AMK in over 8 years (Prices from $1,890 psf)

22 Jul 2022 · 36 min read · by Faruq Senin


AMO Residence

Sale PSF Range

From $1,890 psf (indicative)


D20 - Ang Mo Kio / Bishan / Thomson

Nearest MRT

Mayflower MRT

No. of units


TOP date



99 Years

by United Venture Development (2021) Pte. Ltd. (UOL Group/ Singapore Land Group/ Kheng Leong Group)

View more project details

At a glance


  • 5-min walk from Mayflower MRT station on Thomson-East Coast line
  • Within 1km radius to good schools like Ai Tong, CHIJ St. Nicholas Girls' and Ang Mo Kio Primary

Unit Mix

Total: 372

  • 2-bedroom: 184
  • 3-bedroom: 118
  • 4-bedroom: 45
  • 5-bedroom: 22
  • Penthouse: 3

Unit Layout

  • Efficient unit layouts with different unit types to suit different lifestyle preferences


  • Starts from S$1,890 psf
  • Higher than average OCR new launch prices but on par with nearby projects

Appreciation Value

  • Potential for appreciation due to limited supply of condos in Ang Mo Kio
  • Proximity to MRT stations and schools will boost AMO Residence's value


  • 7 pools to suit different preferences, including one 50m pool
  • Plenty of communal facilities for family bonding
  • Abundance of landscaping and nature-themed elements

New launch condominium, AMO Residence opened for preview on 9 July 2022.

Located at Ang Mo Kio Rise, off Ang Mo Kio Ave 1, AMO Residence will have 372 units spread across two 25-storey towers and is set to TOP in 2026.

amo residence showflat

The project consists of 2 to 5-bedroom units with sizes ranging from 614 sq ft to 1,475 sq ft. On top of that, there will be three exclusive penthouses with sizes ranging from 2,293 sq ft to 2,497 sq ft. 2 and 3-bedrooms make up over 80% of units (300 units), while all 4 and 5-bedroom units will have a private lift.

The average price psf starts from S$1,890. As for individual units, 2-bedroom units start from S$1.26m, 3-bedroom units start from S$1.81m, 4-bedroom units start from S$2.48m and 5-bedroom units start from S$2.85m.

amo residence showflat model

Based on its unit mix, it seems that AMO Residence is targeting small to medium-sized families. This is not surprising as the project is located close to a number of prestigious schools in the vicinity. If you're looking for a home with your family in Ang Mo Kio, we'll be looking at whether AMO Residence is the right fit for you.

P.S. AMO Residence will be launching for sale on 23 July 2022. So, why not head down to view the showflat? Click on "Enquire Now" to book your showflat conveniently.

Background of AMO Residence - Ang Mo Kio Ave 1 GLS site and developers

AMO Residence was previously referred to as the Ang Mo Kio Ave 1 government land sales (GLS) site. The tender for the site attracted 15 bids in May 2021 which is quite a significant feat. This is probably due to its good location, being near Mayflower MRT station and various parks.

ang mo kio ave 1 gls

Eventually, it was awarded to United Venture Development at the price of $381.38 million ($1,118 psf per plot ratio). AMO Residence's developer, United Venture Development is a 60:20:20 joint venture between UOL Group, Singapore Land Group and Kheng Leong.

Some of the previous projects they have worked on are Clavon, Avenue South Residences and The Watergardens at Canberra which have either sold out or have limited units left. With such a strong track record from developers, prospective buyers have little to worry about.

Quick facts about AMO Residence

1. AMO Residence is the first new launch in Ang Mo Kio in over 8 years

As the first private residential project in Ang Mo Kio in more than 8 years, AMO Residence is a highly anticipated launch and it adds to the limited supply of new developments in the OCR (Outside Central Region).

The last condo launch in Ang Mo Kio was The Panorama in January 2014.

2. Near several reputable schools within a 1km radius

Aerial view of Ai Tong School, one of the schools near AMO Residence

AMO Residence is located within a 1km radius from popular schools like Ai Tong School, Ang Mo Kio Primary School and CHIJ St. Nicholas Girls' School. Other schools within close proximity include Mayflower Primary School, Catholic High School and Eunoia Junior College.

Hence, if you're a parent participating in the primary schools balloting exercise, your child might have a higher chance of getting into a prestigious school nearby.

3. Most units will enjoy unblocked views

AMO residence unblocked views

Artist's Impression of unblocked views around AMO Residence

AMO Residence is located near the Shangri-La landed houses, which is a low-rise private housing estate. Hence, majority of the units will get unblocked views.

Residents will also be able to enjoy views of abundant greenery as AMO Residence is near nature parks like Bishan-Ang Mo Kio Park, Lower Peirce Reservoir and MacRitchie Nature Reserve.

4. 5-minutes away from Mayflower MRT station

mayflower mrt station exit

Image source: ZKang123, CC BY-SA 4.0 <https://creativecommons.org/licenses/by-sa/4.0>, via Wikimedia Commons

AMO Residence is located within a 5-minute walk to Mayflower MRT station on the Thomson-East Coast Line which is also one stop away from Bright Hill MRT station. Bright Hill is an interchange station for the future Cross Island Line and residents will be able to travel conveniently to the eastern and western parts of Singapore.

Through the Thomson-East Coast line, residents will also be able to get to Orchard and the CBD within 20 to 30 minutes.

Review of unit layouts and floor plans of AMO Residence

AMO Residence Showflat: 2-bedroom Premium (Type BP1 - 743 sq ft)

Total no. of units (2-bedroom Premium):

  • 92

Who is suited for?

  • Couples
  • Young families with one child
  • Tenants

There's a total of 92 2-bedroom premium units which is the same as the number of standard 2-bedroom units. Hence, there are various unit types to cater to the different needs and preferences of buyers. Those who prefer more space and want to have two bathrooms might want to consider getting the 2-bedroom premium units instead of the standard 2-bedroom units.

There are two layouts for the 2-bedroom premium units and both are 743 sq ft.

Efficient layout of AMO Residence's 2-Bedroom Premium unit

amo residence 2 bedroom premium floor plan

AMO Residence 2-bedroom Premium floor plan (BP1 - 743 sq ft)

AMO Residence's 2-bedroom premium unit has an efficient dumbbell layout, with both bedrooms and bathrooms located on opposite sides of the living and dining areas. This is a popular layout for many 2-bedroom units in new launches these days.

The dumbbell layout is good as you and your family members can get some privacy at opposite ends of the unit but can still enjoy some quality bonding time in the communal areas. However, if you prefer privacy for your bedrooms, you can consider the other 2-bedroom premium unit, type BP2.

Kitchen is enclosed, rare for a 2-bedroom unit

Unlike most 2-bedroom units, the kitchen here is enclosed. This is perfect for those who prefer having a dedicated kitchen space or are inclined to do more cooking. The only unit type that has an open kitchen is the Type B1, which is also the smallest 2-bedroom unit type.

amo residence 2 bedroom kitchen

The glass panel backsplash for the kitchen still allows an element of an open concept as your guests would be able to see you from the dining and living areas. It's also beneficial for those with young kids as you'll be able to watch over them as you're doing your household chores.

amo residence 2 bedroom kitchen

The induction hood, hob, oven, fridge and washer-dryer are by French appliance brand, Brandt known for its reliability.

If you plan to cook frequently, one thing to consider is that there are no windows in the kitchen so there might be a lack of ventilation.

Living and dining room is spacious for entertaining guests

amo residence 2 bedroom living dining area

With a combined size of 266 sq ft (24.7 sqm), the living and dining room in the 2-bedroom premium unit is a generous space for a family of two or three which is the likely target demographic.

If you frequently have guests over, you'd find that there's enough room for you to hold a gathering without it feeling cramped.

amo residence 2 bedroom balcony

All 2-bedroom units also come with a balcony. One of AMO's Residence selling points is its unblocked views so it makes sense that all unit types have a balcony. Plus, the units will face either Bishan-Ang Mo Kio Park or landed houses and Lower Peirce Reservoir Park.

amo residence 2 bedroom living area

In many of the showflats that we've been to, we seldom see a TV console being displayed in the 2-bedroom showflat. So it's refreshing to see it in AMO Residence's 2-bedroom unit. This gives the idea that the distance from the sofa to the TV is long enough for residents to consider installing a TV console in the living area.

amo residence 2 bedroom dining area

In the showflat, the ID has placed an oval dining table and sofa which is quite unconventional for a dining layout. We've seen this in a number of showflats and it's probably to show the versatility of the dining space.

If you prefer something more conventional like a rectangular four-seater dining table, there will be ample space for that. For those who want to entertain more guests, perhaps you might want to consider an extendable table instead.

Units have additional space outside common bedroom

amo residence floor plan

An interesting space in the 2-bedroom premium units is this additional area in between the common bedroom and bathroom.

additional space outside amo residence 2 bedroom unit

In the showflat, the ID has turned it into a mini bar and alcohol storage space but you can turn it into anything you'd like.

You might want to turn the area into a mini study area or store since none of the 2-bedroom units come with a study room or household shelter.

Master bedroom and bathroom

amo residence 2 bedroom master bedroom

The master bedroom and master bathroom has a combined area of 181 sq ft (16.8 sqm).

Although the size of the master bedroom isn't the largest we've seen for a 2-bedroom unit, the ID has managed to place a small dressing table in front of the king-sized bed.

There might be less walkway space around the bed if you choose to do so. However, when we visited the showflat, we didn't feel like the dressing table hindered our movements.

amo residence 2 bedroom master bath

The master bathroom is also decently-sized and equipped with the usual provisions like a rain shower.

What we love about the master bathroom is the double-panelled vanity mirror and both of them come with storage shelves (rare for 2-bedroom units).

Besides giving each partner their own personal mirror space, the storage space is also a great addition so that you can keep the bathroom tidy.

Common bedroom and shared bathroom

2 bedroom single bedroom

With a size of 94.7 sq ft (8.8 sqm), the common bedroom is a standard size and is able to fit a single or queen-sized bed depending on your needs. If the room is for one person, there's definitely space for you to add a work/study desk.

One thing to note here is that the bedroom windows are half-length due to the AC ledge.

2 bedroom shared bedroom

Like the master bathroom, there's ample storage in the shared bathroom as well. Apart from storage behind the vanity mirror, there's a cabinet behind the toilet bowl as well, which is not usually found in other projects.

One thing we like is that the entrance to the bathroom faces the entrance to the bedroom and not the dining area. Not only does it make practical sense for the occupier of the common bedroom, it is also more presentable when you have guests over.

AMO Residence Showflat: 3-bedroom Premium + Study (Type CPS1 - 1,141 sq ft)

Total no. of units:

  • 24

Who is suited for?

  • Families with two or three children
  • Multi-generational family

The 3-bedroom Premium + Study is the biggest out of all the 3-bedroom unit types and it's also the most exclusive as there are only 24 units. There are 47 standard 3-bedroom units and 47 3-bedroom + Study units.

3-bedroom Premium + Study has an L-shaped layout with extended entrance, household shelter and yard space

amo residence 3 bedroom premium with study floor plan

AMO Residence 3-bedroom Premium + Study floor plan (CPS1 - 1,141 sq ft)

Based on the floor plan, you'd notice that there's an extended corridor at the entrance of the unit, extra yard space in the kitchen and a household shelter. All these add up to the floor area of the 3-bedroom premium + Study unit and is perfect if you appreciate pockets of additional space in your home.

If you're looking for an extra study room for working from home, then this layout might also be suitable for you.

Long walkway at entrance serves as a foyer area

amo residence 3 bedroom premium study foyer area at entrance

The long walkway at the entrance of the unit serves as a foyer area. This is perfect for buyers who prefer to have a bit more privacy especially when there are deliveries.

amo residence 3 bedroom premium with study foyer area

Having a foyer space also serves as a more elegant entrance for guests when they visit, instead of being greeted by the living and dining areas. You can decorate the area with ornaments to make your guests feel welcomed.

While some buyers might see this as an inefficient use of space, others might want to add shoe racks or storage space to maximise it.

If a long entrance is not for you, you can opt for the 3-bedroom + Study (Type CS1 - 1,044 sq ft) instead. However, this unit has a smaller kitchen and does not have a household shelter.

Kitchen and yard area is suited for multiple family members

amo residence 3 bedroom premium with study kitchen

At a size of 98 sq ft (9.1 sqm), the kitchen and yard area is pretty spacious, as compared to the other 3-bedroom unit types. This is a good option for families who intend to cook frequently or see themselves spending a considerable amount of time in the kitchen.

What's good is the availability of options offered to buyers. Those who prefer a smaller kitchen can opt for the standard 3-bedroom or 3-bedroom + Study.

amo residence 3 bedroom premium with study induction hub

One thing we noticed is that the fridge, oven, induction hob & cooker hood and washer-dryer in the 3-bedroom unit are by De Dietrich instead of Brandt. De Dietrich is the premium brand of the Brandt group and hence, residents will be able to enjoy a more luxurious kitchen.

However, for a 3-bedroom unit, it's interesting that AMO Residence has decided to provide an induction cooker instead of a gas cooker. Perhaps this is due to the fact that the residents might include many young families and having an induction cooker is safer especially for those with young kids.

amo residence 3 bedroom premium study wc

The yard includes a WC which is equipped with a shower facility too. So, this could be the helper's bathroom or simply serve as an additional bathroom for the family.

What's great is that there are windows in both the kitchen and WC, which is great for ventilation.

Living and dining area is generously-sized for a 3-bedroom unit

amo residence dining area

The living and dining area has a combined space of 359.5 sq ft (33.4 sqm) which is generously-sized.

Instead of porcelain floor tiles in the 2-bedroom unit, the 3-bedroom units are fitted with marble flooring which makes it more luxurious for residents.

amo residence 3 bedroom premium with study dining area

The dining area can sit up to 8 people which is quite rare for a 3-bedroom unit. For families who frequently have gatherings, the dining area will be able to accommodate such needs.

amo residence 3 bedroom premium and study living area

Similarly, there's also ample space in the living area. The ID has placed a four-seater sofa and there's still room for a side table. Alternatively, you can also explore having side couches for more seating spaces or even an L-shaped sofa.

amo residence 3 bedroom premium living area

You can even extend the living area by combining it with the balcony like what the ID has done in the showflat. The balcony has a decent size of 74 sq ft (6.9 sqm) so that's one way you can supersize your living room.

Master bedroom has two windows to enjoy unblocked views

amo residence 3 bedroom premium with study master bedroom

The master bedroom and master bathroom has a combined area of 210 sq ft (19.5 sqm), which is decent for a 3-bedroom unit. But what's impressive here is that there are two sets of windows - full-length windows and a side window. This is something unique that we haven't seen in other new launches.

amo residence 3 bedroom premium study master bedroom

As one of the unique selling points of AMO Residence is its unblocked views, having two windows is certainly one way for residents to enjoy panoramic sights. At the same time, there'll be more sunlight shining into the bedroom to make it seem roomier.

amo residence 3 bedroom premium and study

The master bathroom also comes with a window, which allows for plenty of ventilation. You could also enjoy the view from the bathroom if you'd like but of course if you're on the lower floors, you'll have to install blinds for privacy.

Not many new launches provide windows in bathrooms. We've only seen them in certain projects like LIV @ MB and Piccadilly Grand. Hence, it's definitely a plus point to have.

In terms of provisions, the rain shower and a double-panel vanity mirror with storage space are similar to the 2-bedroom unit. But what's different here are the darker marble-like porcelain wall tiles which adds elegance to the bathroom.

Study room

amo residence study room

With hybrid working patterns since the pandemic, it's great to see units with a study room to cater to this changing habit.

The study room here is about 43 sq ft (4 sqm), which is cozy enough for one person. It's great that there's a window in the study so that there'll be some natural light. However, it's a pity that it's facing the AC ledge, so there won't be much views to speak of.

Other bedrooms

amo residence 3 bedroom premium study common bedroom

Both common bedrooms are 94.7 sq ft (8.8 sqm), which is a standard size for most condos. The rooms are able to accommodate a queen-sized bed (pictured above).

amo residence 3 bedroom premium study common bedroom

If you have young kids, you might want to turn one of the bedrooms into a kids' bedroom + playroom as depicted in the showflat.

amo residence 3 bedroom premium study shared bathroom

Both bedrooms will share one common bathroom, which also comes with a window for ventilation.

AMO Residence Showflat: 4-bedroom (Type D1 - 1,292 sq ft)

Total no. of units:

  • 45

Who is suited for?

  • Larger families
  • Multi-generational family

amo residence 4 bedroom floor plan

AMO Residence 4-bedroom floor plan (Type D1 - 1,292 sq ft)

All 4-bedroom and 5-bedroom units at AMO Residence come with a private lift. For families who value exclusivity and prefer to have some privacy, these units would appeal to them.

Private lift opens up to a foyer

You'll be greeted with a foyer area as you exit the private lift so there's a proper area for you or your guests to take off your shoes before entering the unit. In this space, you can also consider placing a couch (like in the showflat) or a shoe rack.

amo residence 4 bedroom private lift lobby

Unlike some units with private lifts where you're greeted with the living or dining areas straight away, there is a proper entrance with a door. Practically speaking, when guests come over, they can also wait in the foyer before you let them into your home.

Of course, if you prefer a more open concept, you can opt to remove the door too.

Unit opens up to the dining area

amo residence dining area

From the private lift lobby, you'll be greeted with the dining area first.

A six to eight-seater dining table would be able to fit in the dining area, which is more than sufficient for the number of people that's expected to live in this unit.

One thing you need to consider is the size of your dining table as you wouldn't want to disrupt the walkway to the kitchen. Also, a rectangular table would work best instead of an oval or round-shaped table.

amo residence 4 bedroom dining bar area

What we love about the dining area is this small space to the right of the entrance where you can have some sort of a minibar or drinks station. This will come in handy if you're planning to entertain guests frequently.

Alternatively, if you don't wish to have a minibar here, you can also add in a small couch for more seating areas.

Kitchen and yard has sufficient space for multiple family members

amo residence 4 bedroom kitchen and yard

The combined space of the kitchen and yard area is 125 sq ft (11.6 sqm) which is a decent space for multiple family members to do household chores at the same time. This is a plus point as 4-bedroom units cater to multi-generational families.

One advantage here is that the entrance to the unit (via the common corridor) is located in the kitchen. So when there are deliveries, it won't disrupt guests. You can also use this entrance to take out the trash.

amo residence 4 bedroom kitchen

The kitchen appliances like the induction hob and hood, oven, fridge and washer-dryer are by De Dietrich, similar to the 3-bedroom unit. One difference here is that the fridge is a two-door fridge which makes sense for larger families living in this unit.

We would love to have seen a dry and wet kitchen concept but this will only be provided in the 5-bedroom units.

amo residence 4 bedroom kitchen

There are windows for ventilation as well as a WC equipped with a shower facility. One gripe we have here is that the WC and window is not located near the yard space. It would have made better sense since the washer-dryer is in the yard and you might want to hang some clothes at the window.

amo residence 4 bedroom household shelter

The household shelter is located in the kitchen too. You might want to consider turning it into a helper's room if you need one. However, with a space of 44.1 sq ft (4.1 sqm), a foldable bed might make more sense.

Living area is wider than other units

amo residence 4 bedroom living area

The living and dining area has a combined space of 317.5 sq ft (29.5 sqm) which is a decent size. Although it isn't the biggest that we've seen for a 4-bedroom, it is wider than the 2 and 3-bedroom units, at around 34.4 sq ft (3.2m). The 2-bedroom unit had a width of 30.1 sq ft (2.8m) while the 3-bedroom unit had a width of 33 sq ft (3m).

amo residence 4 bedroom living area

If you choose to have a TV installed, there will be a comfortable sofa-to-TV distance. The ID has chosen an L-shaped sofa here to maximise the space and accommodate seating for a larger family.

Perhaps you can also make do with other sofa arrangements but just be mindful that they don't eat into the walkway space from the bedrooms to the dining area.

amo residence 4 bedroom balcony

The balcony has a size of 78.6 sq ft (7.3 sqm) which is comparable to the earlier units we've seen. With the panoramic views, it's a pity that there aren't any units with the balcony spanning the entire living and dining area.

Instead of just being an additional seating area, the ID has placed a hydroponics shelf on the balcony and this is definitely a first for us. With more awareness on self-sustainability, we do think that many residents will grow their own greens.

Master bedroom has two windows for residents to take in the view

amo residence 4 bedroom master bedroom

The master bedroom and master bathroom has a combined space of 212 sq ft (19.7 sqm) which is just slightly larger than the 3-bedroom Premium + Study. Though we would have preferred a larger master bedroom, it's still a decent space for two.

Thanks to the two sets of windows in the master bedroom, there'll be more natural light which makes the room seem more spacious.

amo residence 4 bedroom master bedroom

In terms of space beside the bed, you'd still be able to place side tables and there's comfortable walkway space as well.

amo residence 4 bedroom wardrobe

For a 4-bedroom unit, we would have loved to have seen more wardrobe space. But what's great are the thoughtful compartments. There's a side cupboard with a full-length mirror and shelves for you to store some items.

amo residence 4 bedroom master bedroom

One thing to note is that the entrance to master bathroom is located right in front of the bed, which is a pretty unconventional layout. Most master bathrooms would have their entrances beside the wardrobe or near the master bedroom's entrance.

amo residence 4 bedroom master bathroom

The master bathroom is almost similar to the one in the 3-bedroom Premium + Study unit. Perhaps the only difference is that the windows in the 4-bedroom master bathroom are wider. One thing we would have loved to have seen are his and her sinks.

Other bedrooms

amo residence bedrooms

As for the other bedrooms, they have a pretty standard size of 94.7 sq ft (8.8 sqm), similar to the rest of the units.

amo residence bedrooms

What's great is that all the bedrooms come with full-length windows so you can enjoy great views from any bedroom.

The only gripe here is that three bedrooms will have to share one common bathroom and this might cause a bottleneck in the mornings when family members need to go to school or work. However, an alternative is to use the WC in the kitchen which has a shower facility but this might disrupt your helper's routine.

Shared bathroom is connected to one of the common bedrooms

An interesting feature of the 4-bedroom unit is that one of its bedrooms (Bedroom 2) is connected to the shared bathroom.

amo residence floor plan

As you can see in the floor plan, you can access the shared bathroom from Bedroom 2 or the common corridor.

amo residence bedroom amo residence bedroom

From the way the ID has designed the bedroom, it seems like the bedroom will be suitable for younger couples in a multi-generational family. It feels like a junior master bedroom, just that the bathroom is shared among the other bedrooms as well.

This arrangement could also be useful for elderly who might visit the loo more frequently especially at night. This way, it will be much easier for them to make their way to the bathroom.

amo residence 4 bedroom bathroom

What's great about the bathroom is that there are two separate areas - one has the WC and sink and the other has the shower area and sink. Yes, there are two sinks and there's a door to separate both areas as well. Hence, the WC can be accessed through the common corridor and the shower can accessed through Bedroom 2.

amo residence 4 bedroom bathroom

This way, you can have two people using the bathroom at the same time. Initially we mentioned that there might be a bottleneck in the mornings as three bedrooms are sharing one bathroom. But this might help to ease that situation.

Stack Analysis & Facilities at AMO Residence

Stack Analysis

AMO Residence has a total of 16 stacks across two blocks of 25 storeys each.

amo residence stack analysis

Stacks 3 to 6 and stacks 11 to 14 face the Shangri-la landed houses which is a low-rise private residential estate. Hence residents of these stacks will be able to enjoy unblocked views of Lower Peirce Reservoir which is part of the Central Catchment Nature Reserve. These are the north-facing stacks.

On the other hand, stacks 1, 2, 7, 8, 9, 10, 15 and 16 will enjoy views of Bishan-Ang Mo Kio Park. These are the south-facing stacks.

South-facing stacks might get their views blocked by other developments in future

amo residence ura masterplan

Based on the URA Masterplan, there are two developments that might potentially block the views of south-facing stacks. The first is Kebun Baru Edge BTO, which is already under construction and will be ready in 2025, a year before AMO Residence's TOP date.

The other plot has been zoned for residential development but there hasn't been any news on the site yet so we don't know if it'll be private development or HDB project. One thing to note is that it has a gross plot ratio of 4.2 which is higher than 2.5 for AMO Residence. This means that it has the potential to build higher than AMO Residence. However, whether or not it will eventually affect the views is still uncertain.

Here's a map of Kebun Baru Edge BTO:

kebun baru edge bto

The highest floor for the BTO project is 29 storeys but what's great is that there is a multi-storey carpark that acts as a buffer between AMO Residence and the block of flats.

Even though the 29-storey flats are not super close to AMO Residence, we'd expect that they might block some of the views from stacks 9, 10, 15 and 16.

Facilities at AMO Residence

AMO Residence Site Plan

amo residence site plan

For a mid-sized development of 372 units, AMO Residence has over 40 facilities and hence, residents won’t have to worry about the facilities getting crowded. 

Plus, there are only two residential towers in a site area of about 136,480 sq ft. Hence, there is a sprawling area for the facilities. It reminds us of LIV@MB which we visited earlier this year and has a 80:20 ratio of common areas to residential towers. 

amo residence entrance

It’s something that we welcome as AMO Residence is all about expansive views and being near nature. Hence, it makes sense that the facilities are in line with this.

amo residence cascading falls

You’ll also be able to spot some reservoir-themed landscape inspired by the surrounding nature and greenery.

There are seven pools, including one 50m pool

One of the most impressive features are the seven pools that are available to suit any preferences and demographics. 

amo residence 50m pool

For avid swimmers and those who want to get some workout done, the 50m lap pool would be perfect for you. With the many pools available and 372 units sharing them, chances are the 50m pool won’t be very congested.

amo residence aquatherapy pool

There’s also an aquatherapy pool and aqua gym pool for some water-based exercise. 

amo residence kids pool

What’s great is that families with kids can use the recreational pool and kid’s splash area so they won’t disrupt those at the 50m pool. 

amo residence leisure pool

Those who want to enjoy a relaxing soak and are not looking for any serious workout can head over to the leisure pool or vitality pool instead. Both are calming areas with lots of greenery. 

Full-sized tennis court

amo residence tennis court

Another great plus point is that AMO Residence has a full-sized tennis court. If you’ve been reading our new launch reviews, you’d notice that tennis courts are very rare in new launches. The last one we saw was at North Gaia’s showflat

What’s great about the tennis court is that it’s sunken a level lower than the rest of the facilities. This way, residents living at the stacks near the tennis court will still have their views unblocked. 

Plenty of family-friendly facilities 

amo residence grill

As you’d already known by now, AMO Residence is a huge draw for families due to its unit mix and location near good schools. Its family-friendly facilities don’t disappoint either. 

amo residence function rooms

There are several pavilions where residents can enjoy some family bonding time or organise a gathering with loved ones. These are the grill pavilion, gourmet pavilion and function rooms. There’s also a karaoke room where you and your family can sing to your heart’s content. 

Bike-sharing service 

For families looking for recreational activities and those who love the outdoors, there’s a bike-sharing service called Rent-And-Ride A Bike. This is line with a 20km-long cycling path loop around Ang Mo Kio that is currently in the works. This will turn Ang Mo Kio into Singapore’s first fully developed walking and cycling town in Singapore. 

What’s even better is that you can book your bikes instantly through AMO Residence’s Smart Home Hub app. The app can also be used to book facilities, register visitors and more. 

1:1 unit to parking lot ratio

amo residence showflat entrance

Good news for drivers - there are 372 parking lots which is a 1:1 ratio to the number of units. This is a bonus considering that AMO Residence is already within a short distance from the nearest MRT station. 

Overall, this is a good move as families are the main demographic that’s likely to live at AMO Residence and many would own a car. 

Location review and amenities nearby

AMO Residence is situated in a quieter part of Ang Mo Kio, and its neighbours are the Shangri-la landed private housing enclave. It’s also adjacent to two HDB projects, Kebun Baru Court which was completed in 2018 and Kebun Baru Edge, which will TOP in 2025. 

So it’s great for buyers who prefer to be away from the hustle and bustle of a city or town centre. It’s also great for families who want to bring up their children in a peaceful environment. However, as we mentioned in the stack analysis earlier, the area might see future housing developments. If that happens, then there will be construction noises and disruptions. 

Bishan Ang Mo Kio Park signboard


Having a few parks nearby like the Bishan-Ang Mo Kio Park, Lower Peirce Reservoir Park and Windsor Nature Park (which links to MacRitchie) also adds to the idea of living in a peaceful environment. 

One trade-off of being in a quiet neighbourhood is that AMO Residence is not located within walking distance to any shopping malls.

amk hub

Image source: AMK Hub Facebook page

The nearest is AMK Hub which is about a 7-minute drive away and around 10-15 minutes by bus. 

In terms of daily necessities and food options, there are plenty of options nearby. The nearest supermarkets are Ang Mo Supermarket at Blk 260 and Sheng Siong at Blk 233. 

As for wet markets, the nearest is Kebun Baru Market and Food Centre at Blk 226H. Here’s where you can also find famous eateries like Hong Heng Beef Noodle Soup & Laksa, Huang Jin You Tiao and Huang Fu Duck Rice. Other notable eateries nearby are Mellben Seafood and Boon Tong Kee Chicken Rice. There are also several coffee shops like Canopy Coffee Club and AMK 232 Foodhouse. 

If you’re looking for spots to hang out with loved ones, the Sembawang Hills Food Centre is only a 6-minute drive or 15-minute walk away. There are also some cafes, restaurants and pubs around Jalan Leban and Jalan Kuras. Alternatively, you can also drive for about 7 minutes to the Upper Thomson area where there are even more F&B options. 

Price Analysis & Comparison

The indicative pricing for AMO Residence is as follows:

amo residence price

Based on the estimated average price psf of individual units at AMO Residence, it seems that they are getting close to the $2,000 mark which has not been seen in OCR projects. In fact, the average price psf for 2-bedroom units has already surpassed $2,000.

Considering that these are the lowest prices, there's a possibility that AMO Residence's 3 and 4-bedroom prices could go over $2,000 psf during its launch, which will then set a standard for new OCR projects.

P.S. Interested to find out more? Book a showflat viewing of AMO Residence by clicking on "Enquire Now".

Comparison of AMO Residence with new projects nearby and those within 5 years of TOP (based on transactions in past 1 year)

As AMO Residence is the first new launch in Ang Mo Kio in over 8 years, we've compared its prices to new launches in neighbouring estates as well as projects nearby which are within 5 years of TOP. We've added the average price psf based on transactions in the past one year.


Average Price PSF (S$)

No. of units



Unit types (br)

AMO Residence

from 1,890



99 years






99 years


Lattice One






The Panorama




99 years


Adana @ Thomson






Thomson Impressions




99 years


Thomson Three




99 years


Data source: URA, Realis, 99.co

Although there hasn't been any new launches in Ang Mo Kio, the nearest new launches that we can take reference from are JadeScape and Lattice One, which are in District 20, the same district as AMO Residence.

Based on transaction prices in the past one year, JadeScape and Lattice One have both surpassed $1,800 psf. JadeScape launched in 2018 and average prices then were $1,669 psf while Lattice One launched in 2019 with an average price of $1,769 psf. Bearing in mind that these prices were pre-pandemic, AMO Residence's prices make sense in the current market.

As for the rest of the projects, they have TOP-ed for three to five years. Their launch dates were possibly around six to eight years ago. Hence, it might explain why the price points are different.

AMO Residence vs new launches in OCR in past one year

prices of new launch transactions in OCR

If you're looking at prices of AMO Residence against new launches in the OCR, AMO Residence is higher than average. There might be a few reasons for this such as the increasing prices of land sold under the government land sales programme (GLS) which causes a higher breakeven price and therefore, higher launch prices.

Next, AMO Residence is located just outside the RCR boundary. In fact, Bishan-Ang Mo Kio Park is already located in the RCR and prices in the RCR are averaging around $2,000 psf. We've also shown earlier that JadeScape and Lattice One have already surpassed $1,800 even though they launched pre-pandemic.

Plus, AMO Residence is within walking distance to Mayflower MRT station and travel time to the city will be significantly reduced when Phase 3 and 4 of the Thomson-East Coast Line opens.

OCR condos which launched in 2021

Here are the transacted prices for new private condominium launches in the OCR in 2021:

On the surface, it seems like AMO Residence’s price is around 16.6% to 30% higher than OCR projects which launched last year. Interestingly, these projects are also within walking distance to MRT stations. However, one thing to note is that they are not as centrally located as AMO Residence. 

Now, let’s look at their land acquisition prices and launch prices:

  • The Commodore - $644 psf per plot ratio, launched from $1,400 psf (117.4% increase)
  • The Watergardens - $650 psf per plot ratio, launched from $1,380 psf (112.3% difference)
  • Pasir Ris 8 - $648.48 psf per plot ratio, launched from $1,400 psf (115.9% difference)
  • AMO Residence - $1,118 psf per plot ratio, launching from $1,890 psf (69% difference)

Hence, if you look at the launch prices based on their land acquisition price, AMO Residence’s prices start to make better sense. Even if AMO Residence were to cross the $2,000 mark (which it most likely would), the difference between the land price and launch price would not be as wide as the three OCR projects which launched in 2021. 

Comparison with other new launch projects

AMO Residence and LIV@MB


For buyers who are looking to purchase a new launch condominium, you might want to compare AMO Residence to a recently launched project like LIV@MB

AMO Residence has a lot in common with LIV@MB in terms of its number of units as well as ratio of recreational/communal spaces to the residential space. We visited LIV@MB’s showflat back in May 2022. While both projects are not in the same area, there are similarities between the two. 

Both projects are located near a landed housing estate and hence, one of the highlights is unblocked views. While this will only be a fraction of units at LIV@MB, more units at AMO Residence will enjoy good views. 

In terms of unit mix, both projects have around 80% of 2 and 3-bedroom units. However, LIV@MB has 1-bedroom units while AMO Residence doesn’t. Conversely, AMO Residence has 5-bedroom units while LIV@MB doesn’t. 


Our insights from visiting both showflats 


1. Showflat size

Both showflats are pretty grand and showcased multiple units. The showflat models for both projects were also elaborate, with LIV@MB showcasing its Roof Top and Sky Lounge. 

amo residence showflat

AMO Residence showflat

liv mb showflat

LIV@MB showflat


Both also had audiovisual elements to highlight the project’s selling points. However, AMO Residence took this up a notch as they provided two stations where buyers can explore a virtual tour of the project.

AMO residence virtual tour

Buyers can scroll through different unit layouts and also check out the prospective views from various units. 


2. Facilities 

Although both have a long list of facilities, they differ in their offerings which cater to different lifestyles.  

AMO Residence places emphasis on having multiple pools to suit different needs, a tennis court and nature-themed spaces around the development. There are plenty of nooks for residents to take a breather and enjoy nature. There are also adequate facilities for family gatherings. 

LIV@MB’s facilities have more emphasis on entertaining guests as there are multiple dining halls and function halls. There are also lounges for working from home. Besides facilities on the ground floor, LIV@MB also has facilities on the Sky Lounge at level 11 and Roof Top at level 20. One highlight is the lap pool on the 20th floor overlooking the landed houses. 


3. Unit layouts 


2-bedroom units

We’ll be comparing the 2-bedroom units in both showflats as they have almost similar sizes - 743 sq ft (AMO Residence’s 2-bedroom Premium) and 753 sq ft (LIV@MB’s 2-bedroom Deluxe). 

AMO residence 2 bedroom layout

AMO Residence 2-bedroom Premium floor plan (743 sq ft)

liv at mb 2 bedroom deluxe floor plan

LIV@MB 2-bedroom Deluxe floor plan (753 sq ft)

While AMO Residence has a dumbbell layout where both bedrooms are on opposite sides of the living/dining areas, LIV@MB’s bedrooms are located beside each other and they share a common corridor. Hence, both layouts cater to different preferences of buyers. 


liv at mb 2bedroom kitchen

LIV@MB 2-bedroom open kitchen

amo residence 2 bedroom kitchen

AMO Residence 2-bedroom kitchen

The kitchen in AMO Residence’s 2-bedroom units is enclosed while LIV@MB has an open kitchen concept. Those who like a dedicated kitchen space or want to cook more frequently might prefer the enclosed kitchen. Those who enjoy entertaining guests might prefer the open concept kitchen instead. LIV@MB’s kitchen also includes a utility room and yard space. 


liv at mb 2 bedroom living and dining area

LIV@MB 2-bedroom living and dining area

amo residence 2 bedroom living dining area

AMO Residence 2-bedroom living and dining area

In terms of space allocation, AMO Residence generally has larger communal areas while LIV@MB has slightly larger bedrooms. AMO Residence’s living and dining space measure 266 sq ft (24.7 sqm) as compared to LIV@MB’s 231 sq ft (21.5 sqm). The former also has a balcony which the latter doesn’t have. 


liv at mb 2 bedroom master bedroom

LIV@MB 2-bedroom Master Bedroom

amo residence 2 bedroom master bedroom

AMO Residence 2-bedroom Master Bedroom

As for the bedrooms, AMO Residence’s master bedroom has a size of 181 sq ft (16.8 sqm) while LIV@MB’s is 191 sq ft (17.7 sqm). LIV@MB’s other bedroom has a size of 111 sq ft (10.3 sqm) as compared to AMO Residence’s 94.7 sq ft (8.8 sqm). 


Other key differences

AMO Residence’s 4 and 5-bedroom units come with a private lift but for LIV@MB, it’s their 3 and 4-bedroom units that come with a private lift. 

We also noticed that both 3 and 4-bedroom units at LIV@MB have a dry-wet kitchen concept but this concept is only reserved for the 5-bedroom units at AMO Residence. 

There are no units with a study room at LIV@MB but AMO Residence’s 3-bedroom has two unit types that come with a study room. 


4. Price

The price points for both projects are different. LIV@MB is in the RCR and District 15 which traditionally has higher prices than District 20. LIV@MB’s indicative launch price was from $2,080 psf but average prices transacted was $2,413 psf. The indicative launch price for AMO Residence is slightly lower at $1,890 psf but average prices would most likely be over $2,000 psf. 


5. Location and schools

In terms of location, LIV@MB is much closer to the city centre as compared to AMO Residence. Both are within walking distance to an MRT station on the Thomson-East Coast Line (LIV@MB is near to Katong Park MRT). 

As for schools, AMO Residence has Ai Tong School, CHIJ St. Nicholas Girls and Ang Mo Kio Primary within a 1km radius but LIV@MB does not have any schools within a 1km radius. However, there are schools within a 2km radius of LIV@MB like Haig Girls, Kong Hwa and Tanjong Katong Primary School. 


AMO Residence and projects in neighbouring areas 

If you are looking for a project in a similar area (Ang Mo Kio, Bishan and Yio Chu Kang), Lentor Modern and JadeScape are two projects you can compare with. Lentor Modern is expected to launch in September 2022 while JadeScape is already 100% sold.

amo residence vs jadescape and lentor modern

Appreciation Value Analysis

1. Prices of condos in Ang Mo Kio have appreciated greatly 

price of condos in ang mo kio

Based on this chart, the price of condos in Ang Mo Kio have appreciated by 110.75% in the last 15 years as compared to the general price appreciation in Singapore and the OCR.

This could also be due to the fact that there is very limited supply of new condominiums in Ang Mo Kio. AMO Residence’s launch came only after more than eight years, which means that it might retain the title of the “newest condo in Ang Mo Kio” for a considerable period. 

The last new launch was The Panorama which TOP-ed in 2019 and before that was Centro Residences in 2014. The other condos were built in the 2000s or earlier, which means AMO Residence would still remain attractive to buyers looking for a condo in Ang Mo Kio. 

But of course, this might change if there is another mid to large-scale new launch condominium in the neighbourhood.

2. Improvement in transport connectivity will be an advantage

mayflower mrt station exit

Being connected to the Thomson-East Coast line and near the future Cross-Island line will definitely boost the value of AMO Residence. Both lines would cut travel times significantly. 

As Singapore moves to being a car-lite society, future homeowners might look for homes near MRT stations and hence, this will be an advantage for AMO Residence. 

When Singapore’s public transport system gets more extensive in future, homeowners might also choose to take public transport instead of driving as they will get to their destination faster. 

3. Proximity to reputable schools is a benefit

As AMO Residence is located within a 1km and 2km radius of reputable schools like Ai Tong and Ang Mo Kio Primary, it will always be appealing to families whose children are entering primary school. Besides primary schools, there are a number of popular secondary schools and tertiary institutions like CHIJ St. Nicholas Girls’ School, Catholic High and Eunoia JC. 

Hence, parents would invest in a property in the area long-term and this would keep prices stable and continue to appreciate as there is demand. 

Of course, this is assuming that the reputable schools will not be shifting anytime soon. 


All in all, AMO Residence seems to be a good buy for families. Based on its unit mix and layouts, there are options for different types of families - for instance, young families with one child, families with multiple children and multi-generational families.  

Another thing families would love is the proximity to good schools, nature parks, unblocked views and a variety of facilities that are suited for gatherings. 

Young couples who just got married and are planning to have kids in future might also find AMO Residence appealing. This is because it fosters a friendly environment for their future kids to grow up in. 

We foresee that the bulk of residents would be owner-occupiers but there might also be a good proportion of tenants who are looking for a place just outside the city but not too far away. This is thanks to the good public transport connectivity and plenty of amenities nearby. 

Hence, AMO Residence is great for families and prospective families and tenants who want to live in a tranquil environment but yet not too far from the city.

Book a showflat viewing now and get the latest information

Frequently Asked Questions

What is the price of AMO Residence?

The average price for AMO Residence starts from S$1,890 psf. As for individual units at AMO Residence, 2-bedroom units start from S$1.26m, 3-bedroom units start from S$1.81m, 4-bedroom units start from S$2.48m and 5-bedroom units start from S$2.85m.

Where is AMO Residence's showflat and how can I book a viewing?

AMO Residence showflat is located along Ang Mo Kio Ave 1. Book a showflat viewing by clicking on "Enquire Now".

Is AMO Residence a good investment?

AMO Residence is a good buy for families due to its unit mix and layouts. It's also near to good schools like Ai Tong and Ang Mo Kio Primary, near nature parks and have family-friendly facilities.
Young couples who just got married and are planning to have kids in future might also find AMO Residence appealing.

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