#district20property

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Rental demand near MRT and nature belt

Thomson Reserve sits in one of the strongest rental-demand micro-markets in District 20, where performance is largely driven by two structural forces: MRT accessibility (Upper Thomson / Bright Hill TEL corridor) and proximity to large green reserves like MacRitchie Reservoir.

From an investment lens, this combination is important because it consistently attracts both owner-occupiers and tenants, especially expat families and professionals working in Orchard, Novena, and the CBD.

MRT Connectivity as the Core Rental Driver

The development benefits from being within walking distance of Upper Thomson MRT (Thomson-East Coast Line), with Bright Hill MRT also nearby as an interchange node.

This matters for rental demand because the TEL line directly connects residents to:

Orchard Road (retail + office hub)

Marina Bay / CBD (financial district)

East Coast employment clusters

Units near MRT stations typically enjoy:

Faster tenant absorption

Lower vacancy risk

Stronger long-term rental resilience

In this case, Thomson Reserve’s MRT proximity positions it as a “commuter-efficient green condo”, which is a highly attractive rental profile in Singapore’s city-fringe market.

Nature Belt Effect: MacRitchie & Lifestyle Premium

Another key driver is its adjacency to the Central Catchment / MacRitchie nature belt.

This creates a distinct lifestyle segment:

Professionals seeking quieter living environments

Families prioritising greenery and healthier surroundings

Tenants willing to pay a premium for “park-edge” living

Nature-integrated developments in Singapore tend to maintain stable rental demand even during softer market cycles, because they serve a niche but consistent tenant pool that values lifestyle over pure centrality.

Rental Demand Outlook (Investment View)

Combining MRT + nature positioning, Thomson Reserve typically attracts:

Young professionals working along the TEL corridor

Expat families (especially those valuing schools + greenery)

Upgraders from HDB estates in Bishan / AMK / Toa Payoh

This creates a multi-layer tenant pool, which is crucial for rental stability.

Expected investment characteristics:

Steady mid- to high-end rental demand

Lower vacancy compared to non-MRT fringe condos

Stronger resilience due to school + lifestyle catchment (e.g., Ai Tong School influence)

Market Analyst Take

From a market positioning standpoint, Thomson Reserve sits in a “sweet spot” category:

Not as expensive as Core Central Region (CCR), but significantly more defensible in rental demand than pure suburban OCR projects.

Its strength is not speculative spikes, but consistent occupier demand driven by connectivity + lifestyle integration.

Conclusion: Thomson Reserve’s rental demand outlook is underpinned by a rare combination in Singapore property—direct MRT access + nature belt adjacency. This dual advantage supports stable occupancy, broad tenant appeal, and long-term investment resilience rather than short-term cyclical gains.

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Thomson Reserve Investment Analysis: Leasehold Value Positioning in Singapore’s Luxury Segment

Rethinking Leasehold in Today’s Luxury Market

In Singapore’s property landscape, leasehold developments have traditionally been seen as “inferior” to freehold. However, projects like Thomson Reserve are reshaping this narrative—especially within the luxury segment. Positioned along Bright Hill Drive in District 20, this new launch is a 99-year leasehold mega-development with ~1,240 units developed by UOL, CapitaLand, and SingLand.

Today, the key question is no longer freehold vs leasehold, but rather: 👉 Can a leasehold project deliver luxury positioning, strong demand, and capital upside?

Leasehold vs Freehold: The Investment Reality Shift

Why Leasehold Is No Longer a Weakness

Historically, freehold properties commanded a premium due to perpetual ownership. But in modern Singapore, especially in city-fringe luxury developments, leasehold projects are increasingly dominant.

For Thomson Reserve:

It sits on a prime, large-scale site from a record en bloc redevelopment

It benefits from modern design, facilities, and planning efficiency

It is priced relative to today’s land cost, not legacy valuation

This means buyers are effectively paying for: ✔ Newness ✔ Efficiency of layout ✔ Full lifestyle ecosystem ✔ Strong developer branding

Not just land tenure.

Luxury Positioning in District 20: A Strategic Sweet Spot

City-Fringe Luxury Without CCR Pricing

Thomson Reserve occupies a unique positioning:

Borderline Core Central Region (CCR) adjacency (near District 11)

Direct access to Upper Thomson MRT (TEL)

Proximity to MacRitchie Reservoir & nature corridor

Mature amenities like Thomson Plaza and Bishan

This creates a “luxury fringe” positioning—where buyers enjoy:

Lower entry price vs CCR luxury

Comparable lifestyle quality

Strong upgrader demand

From an investment strategist perspective, this is crucial: 👉 The biggest capital gains often occur in city-fringe zones upgrading into luxury perception.

Leasehold + Mega Development = Strong Demand Engine

Why Scale Matters for Investment

With ~1,240 units, Thomson Reserve is a large-scale integrated residential ecosystem.

This scale brings several advantages:

1. Full Condo Facilities = Lifestyle Appeal Luxury today is about experience, not just tenure. Large developments can deliver:

Resort-style pools

Landscaped gardens

Co-working and lifestyle spaces

2. Strong Exit Liquidity Bigger projects typically:

Have more transaction volume

Establish clearer pricing benchmarks

Attract a wider buyer pool

3. Rental Market Depth Located near MRT + schools + nature:

Appeals to families, professionals, and expatriates

Supports stable rental demand

The Leasehold Value Equation: Price vs Growth

Where Leasehold Wins for Investors

Let’s break it down strategically:

1. Lower Entry = Higher Leverage Potential

Leasehold luxury developments often enter at:

Lower PSF than freehold counterparts nearby

More accessible price quantum

This allows: ✔ Better affordability ✔ Higher upside if area appreciates

2. Depreciation Is Less Relevant in Early Years

In the first 10–20 years:

Lease decay impact is minimal

Market movements dominate pricing

For Thomson Reserve (launch ~2026, TOP ~2030): 👉 Investors are playing the growth phase, not the decay phase.

3. Urban Redevelopment Cycles Favor Leasehold

Singapore’s land model ensures:

Continuous redevelopment

Modernisation of housing stock

Leasehold projects benefit because they:

Align with government planning cycles

Are refreshed into newer, higher-value assets

Comparing Against Freehold Luxury

When Leasehold Can Outperform

Freehold still holds value—but in many cases:FactorLeasehold (Thomson Reserve)FreeholdEntry PriceLowerHigherFacilitiesNew, full-suiteOften olderMaintenanceLower initiallyHigher for aging projectsBuyer DemandStrong mass luxuryNiche high-endCapital GrowthHigher in growth phaseSlower but stable

👉 In the first 10–15 years, leasehold projects often outperform in percentage gains.

Demand Drivers Specific to Thomson Reserve

Why This Project Stands Out

1. Nature-Integrated Luxury

Rare proximity to Central Nature Reserve

Increasing demand for wellness living

2. MRT Connectivity (TEL Line)

Direct routes to Orchard, Marina Bay

Enhances rental and resale demand

3. School Proximity (Ai Tong Primary)

Strong family demand driver

Supports long-term value stability

4. Developer Strength

UOL + CapitaLand + SingLand = strong branding

Higher buyer confidence and pricing power

Investment Strategy: Who Should Consider This

From a portfolio perspective, Thomson Reserve suits:

1. Upgraders Entering Luxury Segment

Want premium living without CCR price

Accept leasehold for lifestyle + affordability

2. Investors Targeting Mid-Term Gains (5–10 Years)

Capitalise on launch-to-maturity growth

Exit before lease decay becomes a factor

3. Buyers Seeking Balanced Risk Profile

Not chasing ultra-high-end niche freehold

Prefer liquidity + demand depth

Risk Considerations (Balanced View)

No investment is without risk. Key considerations:

Large supply (1,200+ units) → slower initial price movement

Leasehold perception still matters for some buyers

Future competing GLS sites may affect pricing

However, these are mitigated by: ✔ Strong location fundamentals ✔ Established demand in Thomson/Bishan ✔ Scarcity of large nature-integrated sites

Conclusion: Leasehold as a Strategic Advantage, Not a Limitation

Thomson Reserve demonstrates a critical shift in Singapore’s property market:

👉 Leasehold is no longer a weakness—it is a pricing and growth strategy.

In the luxury segment, what truly drives value today is:

Location quality

Connectivity

Lifestyle ecosystem

Developer strength

And on these fronts, Thomson Reserve performs strongly.

If you're evaluating whether this project fits your portfolio strategy, it’s important to look beyond tenure and focus on entry timing, unit selection, and exit strategy.

👉 Secure early access to pricing, stack analysis, and VVIP discounts here

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Thomson Reserve vs CCR Luxury Condos — Price Positioning Insight (District 20)

Thomson Reserve sits in a very interesting middle position in Singapore’s property spectrum — not quite CCR, but also not mass-market suburban. Its pricing logic only makes sense when you compare it against both Core Central Region (CCR) luxury condos and nearby District 20 new launches.

1. Entry Price Gap: Almost a 40%–70% Discount to CCR

Thomson Reserve’s expected pricing (based on recent Upper Thomson launches) sits around:

~$2,100 to $2,600 psf range

In contrast, CCR luxury condos (Orchard, River Valley, Nassim, Marina Bay) typically trade at:

~$3,500 to $6,000+ psf in the resale luxury segment

👉 This creates a massive pricing gap of roughly $1,200–$3,000 psf difference

Interpretation:

Thomson Reserve is priced as a “near-core value play”

CCR is priced as a global luxury asset class

2. Value Proposition: “CCR-lite lifestyle at RCR pricing”

Thomson Reserve is not competing with CCR on prestige — it competes on:

MRT connectivity (TEL + future CRL interchange)

Green enclave living (MacRitchie / Bishan fringe)

Family appeal (Ai Tong / Bishan schools belt)

Larger unit efficiency vs CCR compact luxury layouts

👉 Investors are essentially paying:

CCR adjacency benefits at RCR cost base

3. Capital Appreciation Logic: Catch-up potential, not premium expansion

CCR condos already sit at mature price levels due to:

Scarcity of land

Global buyer demand

Established prestige pricing

Thomson Reserve instead benefits from:

Infrastructure uplift (TEL + CRL integration)

Transformation of Upper Thomson corridor

Undervalued District 20 relative to CCR fringe zones

👉 So the upside story is:

CCR = stable but high base price

Thomson Reserve = growth catch-up corridor

4. Rental Market Positioning: Middle-tier expat demand

CCR condos dominate ultra-high-income tenants, while Thomson Reserve attracts:

Young expatriate families

Professionals working in Novena / CBD / Paya Lebar

Local upgraders from Bishan, Ang Mo Kio, Toa Payoh

👉 Rental yield tends to be:

More stable than CCR luxury oversupply pockets

Less volatile, but lower absolute rent ceiling than Orchard/River Valley

5. Investor Psychology Gap (Key Insight)

This is the most important part:CCR Luxury Condo BuyersThomson Reserve BuyersBuy status & global prestigeBuy relative value & upsideFocus on scarcity & brandingFocus on growth corridorLower yield expectationBalanced yield + appreciationHigher entry quantumMore accessible entry price

Strategic Takeaway

Thomson Reserve is not trying to be CCR — it is positioned as:

“The affordability bridge between city-fringe living and true central luxury.”

For investors, the logic is:

CCR = wealth preservation asset

Thomson Reserve = growth + lifestyle hybrid asset

So its appeal lies in:

Lower entry barrier

Strong MRT-driven connectivity

Catch-up valuation potential vs central Singapore pricing

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Thomson Reserve Upper Thomson Condo: Investor Buyer Profile and Strategic Holding Insights

Thomson Reserve sits in a very distinct Upper Thomson positioning — and from an investment strategist perspective, it behaves less like a “typical condo” and more like a scarcity-driven, long-hold asset in a mature green district with upgrade cycles built in.

Below is a structured investor buyer profile and holding strategy breakdown tailored to Upper Thomson new launch dynamics.

Thomson Reserve Buyer Profile

Investor Appeal & Holding Strategy Insights (Upper Thomson New Launch Condo)

Thomson Reserve is not a speculative short-cycle play. It attracts a defensive-growth investor profile — buyers who prioritise land scarcity, MRT transformation, and long-term capital preservation rather than quick flips.

The core investment thesis revolves around three drivers: limited supply in District 20, MRT + Cross Island Line uplift, and MacRitchie green buffer positioning, which supports sticky demand and price resilience over time.

1. Core Investor Profile Segments

A. Long-Term Capital Appreciation Investors

These buyers typically:

Focus on 10–15 year horizon holding

Prefer large, master-planned developments

Enter early launch for land-price re-rating upside

Upper Thomson is historically under-supplied, so pricing tends to “reset upward” in new cycles rather than compress.

B. Upgrade Cycle Homeowners (Hybrid Investors)

This group is often:

HDB upgraders or OCR homeowners

Looking for wealth preservation + lifestyle upgrade

Will hold through interest rate cycles

They benefit most from Thomson Reserve’s nature + MRT + school ecosystem, which stabilises resale demand.

C. Rental-Yield Stability Investors

Not yield-chasing aggressively, but:

Target expat family demand

Prefer 3BR+ units near schools & MRT

Expect moderate but stable yields (~mid-2% to low-3% range typical for D20 assets)

Tenant profile strength is anchored by:

Ai Tong School proximity

Marymount / Bishan employment catchment

Thomson-East Coast Line connectivity

2. Strategic Holding Logic (Why Investors Hold, Not Flip)

A. En Bloc-Origin Price Re-rating Effect

Thomson Reserve originates from a major collective sale site, which typically creates:

Higher replacement cost base

Strong developer land commitment signal

Built-in “price floor psychology”

This encourages longer holding cycles rather than quick resale exits.

B. MRT & Cross Island Line Catalyst Lag

The investment value is tied to infrastructure timing:

Upper Thomson MRT already operational (TEL)

Bright Hill interchange future uplift (CRL integration effect)

Historically, properties near multi-line MRT nodes appreciate in phases, not immediately.

👉 Strategy implication:

Hold through completion + 3–5 years post-TOP for full uplift cycle

C. Green Belt Scarcity Premium

Proximity to:

MacRitchie Reservoir

Central Catchment Nature Reserve

creates a permanent supply constraint zone — meaning:

No new large land parcels

Strong psychological “luxury nature enclave” branding

This supports slow compounding value growth, not sharp spikes.

3. Suggested Holding Strategies

Strategy 1: Core Long-Term Hold (10–15 Years)

Best suited for wealth preservation investors.

Entry at launch

Hold through multiple cycles

Exit during next major OCR–RCR rotation wave

✔ Outcome: Capital compounding from land scarcity + MRT maturity

Strategy 2: Mid-Term Cycle Hold (5–8 Years Post-TOP)

Best for investors balancing liquidity and growth.

Ride post-completion absorption phase

Exit when surrounding OCR projects peak pricing convergence

✔ Outcome: Capture first full appreciation wave after TOP stabilisation

Strategy 3: Legacy Asset Retention

For high-net-worth buyers:

Hold as “second home / wealth parking asset”

Rent out during non-use periods

✔ Outcome: Asset becomes inflation hedge + intergenerational holding piece

4. Key Risk Controls (Investor Reality Check)

Large supply size (~1,200+ units) may moderate short-term price spikes

Entry pricing must be disciplined (PSF sensitivity matters)

Interest rate cycles affect near-term sentiment

MRT benefits already partially priced in at launch stage

5. Strategic Conclusion

From an investment strategist lens, Thomson Reserve is best understood as:

A defensive-growth asset in a mature nature enclave, where value appreciation is driven by time, infrastructure maturation, and scarcity — not speculation.

It rewards:

Patience over speed

Holding discipline over flipping

Structural demand over hype cycles

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Thomson Reserve Investment Outlook: Capital Appreciation Potential in the Thomson Corridor (District 20 Luxury Condo Singapore)

The Thomson corridor has steadily evolved into one of Singapore’s most closely watched residential growth belts, driven by MRT expansion, nature-centric living, and limited new land supply. Within this context, Thomson Reserve emerges as a key large-scale new launch positioned to benefit from both infrastructure uplift and scarcity-driven capital appreciation over the medium to long term.

1. Structural Drivers of Capital Appreciation in Thomson Corridor

The long-term price trajectory of District 20 is underpinned by three structural forces:

First, the completion and maturity of the Thomson-East Coast Line (TEL) has significantly enhanced connectivity across the corridor. Upper Thomson, Marymount, and Bright Hill now connect directly to Orchard, Marina Bay, and the East Coast without interchanges, strengthening buyer demand for OCR homes with CCR accessibility.

Second, the area is constrained by land scarcity and low redevelopment frequency. Much of Upper Thomson is already built-up with landed homes, older condos, and conservation greenery buffers. This limits new supply pipelines, creating a supply-demand imbalance over time.

Third, there is strong upgraders’ demand from Bishan, Ang Mo Kio, and Sin Ming estates, which are mature HDB heartlands with high owner-occupier wealth accumulation. This naturally feeds into private condo demand in District 20.

According to market commentary on Thomson corridor developments, the combination of MRT integration and limited new supply has historically supported stable mid-to-long-term capital appreciation trends in the region.

2. Thomson Reserve Positioning Within the Growth Cycle

Thomson Reserve sits on a rare large en bloc site, redeveloped into a mega-scale project of over 1,200 units by established developers UOL, SingLand, and CapitaLand. This scale matters because it introduces a new benchmark pricing layer for Upper Thomson.

From a capital appreciation perspective, the development benefits from:

Modern replacement value effect: older condos in Thomson (20–30 years old) are increasingly discounted relative to new launches

Large integrated amenities: resort-style facilities improve rental and resale appeal

TEL proximity (Upper Thomson / Bright Hill nodes): reinforces long-term accessibility premium

Nature adjacency (MacRitchie Reservoir buffer): creates permanent “green premium” pricing support

These factors position Thomson Reserve not just as a home, but as a pricing anchor for future District 20 comparables.

3. Price Formation and Upside Potential

Based on recent comparable new launches in the OCR and D20 corridor, indicative pricing for Thomson Reserve is expected in the $1,900 – $2,200 psf range, depending on stack, view, and unit type.

In property investment cycles, District 20 typically behaves as a lagging-but-steady appreciation zone—it does not spike aggressively like CCR, but it tends to show resilient compounding growth over 5–10 years.

The upside scenario for Thomson Reserve depends on three key triggers:

Completion of surrounding TEL ecosystem integration

Price uplift from nearby Lentor / Bishan benchmark movements

Resale scarcity once the project reaches full occupancy

High-floor units facing greenery corridors are particularly positioned for stronger resale premiums due to permanent view corridors and reduced future obstruction risk, which directly supports capital retention and appreciation potential.

4. Comparative Strength vs Surrounding Developments

When compared to surrounding District 20 stock (older developments in Sin Ming, Thomson Hills, and Marymount), Thomson Reserve introduces a clear re-rating effect:

Older condos = larger land share, but aging facilities and lower efficiency layouts

New launches = smaller land share, but stronger rental appeal and future-proof design

Mega-project advantage = liquidity and wider buyer pool during resale

This transition typically creates a price uplift gap between new and old stock, which is one of the key drivers of capital appreciation in mature estates.

5. Medium to Long-Term Investment Outlook (5–15 Years)

From a strategist perspective, Thomson Reserve sits in a “slow-burn appreciation corridor” rather than a high-volatility growth hotspot.

Expected capital appreciation drivers include:

MRT-driven accessibility premium sustaining demand

Gradual uplift from surrounding estate renewal cycles

Strong owner-occupier demand stabilising resale floors

Limited competing large-scale launches in Upper Thomson

However, upside is likely to be steady rather than explosive, aligning with Singapore’s broader OCR luxury corridor trend where value compounds through time rather than speculative spikes.

Conclusion: Strategic Verdict

Thomson Reserve represents a defensive-growth asset class within District 20, where capital appreciation is supported by fundamentals rather than short-term hype.

For investors, the key takeaway is:

It is not a speculative “quick flip” asset

It is a long-horizon compounding play anchored on MRT transformation + scarcity + replacement value uplift

In the broader Thomson corridor, the development is likely to act as a benchmark new launch that gradually lifts surrounding resale values, reinforcing District 20’s position as one of Singapore’s most stable suburban luxury growth corridors.

Explore the full District 20 investment breakdown and Thomson Reserve capital growth analysis here → View complete Thomson Reserve report

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AMO at Ang Mo Kio Ave 1

AMO @ AMK Ave 1

AMO at AMK Ave 1 is Selling Out Soon!  ✔ Jointly developed by premier developers: UOL, Singapore Land & Kheng Leong ✔ 1st New Launch in Ang Mo Kio after 8 Years time ✔ Less than 400m walk to Mayflower MRT (Thomson East Coast Line) & Bright Hill MRT ✔ Near to many shopping malls e.g Ang Mo Kio Hub (within 2KM), Djitsun Mall, Junction 8 and Orchard Road.  ✔ Top schools within 1KM i.e CHIJ St. Nicholas Girls' School & Ai Tong ✔ Millions Dollar Scenic view to 62 hectare Bishan Ang Mo Kio Park & Lower Peirce Reservoir PRICE GUIDE 2BR/ 3BR/ 4BR / 5BR Fully Sold Penthouse 2293 Fr $5.588 Mil - Last 1

AMO Key Highlights https://youtu.be/VrVY_QebhYU "Home Overlooking Panoramic Horizons " Quick LinksFact Sheet Unique Selling Points 360 Degree Views Floor Plan & Virtual Tours: Download Brochures StarBuy AMO at Ang Mo Kio Avenue 1 condo is a 99 years leasehold, located in Singapore’s District 20. The development comprises of  372 units in two towers of 24 & 25 storey with spectacular views of Bishan-Ang Mo Kio Park. In the mature estate of Ang Mo Kio, this project is one of the few fresh launches in 8 years and would definitely stir interest among savvy investors and home buyers. AMO Condo is just 5 minute walk from the Mayflower MRT station on the Thomson-East Coast Line, which connects residents to the Circle Line and Downtown Line, even extending to Gardens By The Bay (TE22) by 2023 and Bedok South (TE30) by 2024. Residents also enjoy close proximity to shopping malls like AMK Hub, Junction 8 and Thomson Plaza.

AMO grand entrance AMO Condo is surrounded by reputable primary schools, such as CHIJ St Nicholas Girls’ School & Ai Tong School, are within 1km. Well established Anderson Secondary School & Eunoia Junior College (offers IP program) are in close proximity. For nature lovers, AMO at Ang Mo Kio Ave 1 Condo is a short 2-minute walk to nature spots like Bishan-Ang Mo Kio Park. Bishan-Ang Mo Kio Park is one of the largest urban parks in central Singapore for families to enjoy an active day out. For the more adventurous, residents can also head down to Windsor Nature Park which links to the relatively new Macritchie Treetop Walk, or head to Lower Peirce Reservoir for more exploring.

Two major Expressways, the SLE and CTE surround the development and ensuring seamless connectivity to other major key destinations in Singapore. Fact Sheet TypeDescriptionsProject NameAMO at Ang Mo Kio Ave 1 Developer NameJV Between UOL, Singapore Land Group & Kheng LeongLocation21 & 23 Ang Mo Kio Rise (District 20)Tenure of Land99 years from 30 Aug 2021Expected Date of Completion (T.O.P.)31st Dec 2026Site area12,679.4 sqmTotal No. of Units372 units in two blocks 24 and 25 storeys Car Parks372 Lots including 4 EV lots (1:1 ratio) Updated Fact Sheet AMO at Ang Mo Kio Ave 1

UOL Group Limited (UOL) is one of Singapore’s leading public-listed property companies with total assets of about $20 billion. The Company has a diversified portfolio of residential, commercial developments and investment properties, hotels and serviced suites in Asia, Oceania, Europe and North America. With a track record of over 50 years, UOL strongly believes in delivering product excellence and quality service in all its business ventures. UOL, through its hotel subsidiary Pan Pacific Hotels Group Limited, owns three acclaimed brands namely “Pan Pacific”, PARKROYAL COLLECTION and PARKROYAL. The Company’s Singapore- listed property subsidiary, Singapore Land Group Limited, owns an extensive portfolio of prime commercial assets and hotels in Singapore.

Singapore Land Group Limited (“Singland” or the “Company”), formerly known as United Industrial Corporation Limited, is a leading real estate company listed since 1971. Singland’s diversified portfolio comprises commercial investment properties, residential development properties, hotels and IT services. The company’s portfolio of prime commercial assets includes 2.5 million square feet of office space and 1 million square feet of retail space in Singapore. These include some of Singapore’s best-known commercial and retail landmarks such as UIC Building, Singapore Land Tower, Clifford Centre, SGX Centre, The Gateway, Tampines Plaza 1 and 2, West Mall and Marina Square. With a focus on delivering quality products of the highest standards, each of our developments is also a reflection of innovative and inspirational concepts. From setting benchmarks to building landmarks, our residential and commercial portfolios represent our dedication to creative excellence and sustainable developments.

Incorporated in 1949, Kheng Leong Company began operations as an international commodity with spice trading company. Over the years, the company has kept pace with the changing business landscape and has evolved as an investment group with interest in property development and real estate investment. Today, the Kheng Leong Group has a growing portfolio of development projects and business interests, through direct investment or collaborations with strategic partners, that spans across the Asia Pacific region from Shanghai and Hong Kong to Sydney as well as London and Los Angeles. The Group has chalked up a proven track record in developing refined residences and built up a brand voice that connotes to quality and value. A forerunner in the development of refined cluster houses in Singapore, the Group has built up a portfolio that includes both residential developments and retail projects in choice locations and prime districts. Unique Selling Points Jointly developed by premier developers: UOL, Singapore Land & Kheng Leong 1st New Launch in Ang Mo Kio after 8 Years time Central location is close to amenities in Ang Mo Kio, Bishan, Thaomson and Yishun. 400m walk to Mayflower MRT (Thomson East Coast Line) Convenient transfer to the Cross-Island Line via the nearby Bright Hill interchange station about 650m away.  Near to mega shopping malls e.g Ang Mo Kio Hub, Djitsun Mall, Junction 8 and Orchard Road.  Top schools within 1KM i.e CHIJ St. Nicholas Girls' School & Ai Tong Scenic views to unblocked vibrant city views or breathtaking views of lush green landscaping of MacRitchie Reservoir. Exclusive access to Bishan-Ang Mo Kio Park ~ Providing residents with direct access to Bishan-Ang Mo Kio Park across the street via an overhead bridge.

Bishan Park

Lower Pierce Reservoir

AMO Smart Home

Location in Details

AMO Location Map AMO Residences is located just 400m from the entrance of Mayflower MRT station and bounded by Ang Mo Kio Avenue 1 and Avenue 2. With proximity to Mayflower MRT Station, along the Thomson-East Coast Line (TEL), residents will enjoy seamless connectivity to other parts of Singapore. When the Thomson-East Coast Line is fully operational, residents may only take less than 20 minutes of travelling time to get to Orchard Road via direct train access. Orchard MRT is just 8 stops away and Thomson Plaza is just 1 stop from Ang Mo Kio Residences. 1 MRT station away is Brighthill MRT Station, slated to be an interchange station connecting with the new upcoming Cross Island Line. This is a prime example of a co-located development in line with the Government’s Master Plan of building towns that are vibrant and self-sufficient with everything that you need being easily accessible without travelling too far. Once completed, the Thomson-East Coast Line will stretch from Woodlands North to Orchard to the Central Business District to East Coast before ending in the Eastern part of Singapore in Bedok.

For parents with young school going children, AMO Residences condominium is located within close proximity of several primary schools. Popular primary schools such as Ai Tong School and CHIJ St Nicholas are within 1km from the condo. Most other secondary schools, tertiary institutes and overseas schools are within minutes drive from the condo. Trains (MRT) • Mayflower MRT TE6 400m • Ang Mo Kio NW16 1.7km Groceries/ Shopping • Sheng Shiong (AMK 233) 416m • Giant Super (AMK 161) 860m  • Thomson Plaza 1.6km • Ang Mo Kio Hub 1.7km   Schools • CHIJ St. Nicholas Girls' School 466m • Ang Mo Kio Primary 685m • Ai Tong School 978m • Mayflower Primary 1.34km 

Site Plan

Every home in AMO Residence is a safe haven of comfort and respite nestled in a harmonious landscape of water and green. Nature meets modern living with state-of-the-art facilities and smart home technologies integrated within well-planned interiors. Individuals and multi-generational families alike can find a place of their own in this private estate.

AMO Site Plan AMO Residences Site Plan 360 Degree Views

AMO Location Site

AMO The View An array of facilities is introduced on the landscape deck, where all walks of life are invited to peruse and enjoy the space. People can indulge in swimming in the clear waters, and even partake in a leisurely activity like lounging along the pool, with a stupendous view in front of them. Unit Mixes: 

AMO Unit Mixes

AMO DC Chart Ceiling Heights: 2.79m / 2.9m/ 4.3m Maintenance Fee: $414 for 2BR/ 2BR Premium/ 3BR/ 3BR +S $483 for 3BR Premium +S/ 4BR/ 5BR $552/ $621 for Penthouses Floor Plan & Virtual Tours:

2BR Type B1

2BR Type B2

2BR Type B3

2BR Premium Type BP1 (SHOW UNIT)

2BR Premium Type BP2

3BR Type C1

3BR + Study Type CS1

3BR Premium + Study Type CPS1 (SHOW UNIT)

4BR Type D1 (SHOW UNIT)

5BR

Penthouse PH1

Penthouse PH2

AMO View Download Brochures E-brochure & Floor Plan StarBuy 2BR/ 3BR/ 4BR / 5BR Fully Sold Penthouse 2293 Fr $5.588 Mil - Last 1 Special discounts are available now on selected units. Please contact us for details of latest offers. It is important to only engage the Official Direct Developer Sales Team to assist you to enjoy the best possible direct developer price. There is no commission required to be paid.

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