First Condominium Launch in Ang Mo Kio in 8 Years!

Welcome to the AMO Residence condo, a new private residential development being built at Ang Mo Kio Rise, off Ang Mo Kio Avenue 1.

This high-rise condominium is being launched for sale by United Venture Development (2021) Pte Ltd, a joint venture of UOL Group Limited, with Kheng Leong Company, and Singapore Land Group (former UIC), all of which rank as among the most noteworthy of Singapore’s developers.

It occupies quite an attractive site, located as it is within the popular and mature HDB residential estate of Ang Mo Kio. Especially as it sits opposite Bishan-Ang Mo Kio Park, and within a short walk of Mayflower MRT station.

The AMO Residence Site . Aerial View to Parks . Source Google Maps

The AMO Residence Site . Aerial View to Parks . Source Google Maps


AMO Residence @ Ang Mo Kio . The Vision

The AMO Residences condo is the latest in the long line of UOL’s Masterpiece Homes, after the successful launches of Watergardens at Canberra, and Avenue South Residence. UOL has crafted this Masterpiece Series to revolve round quality homes nestled in beautifully landscaped grounds and gardens.

Examples of those that have sold out are The Tre Ver by Kallang River, Amber 45 in Katong, Botanique at Bartley set amidst terraced grounds, Principal Garden notable for its expanse of lawns, and Clement Canopy with its greenery.

Clement Canopy by UOL . Developer for the AMO Residences Singapore

Clement Canopy by UOL . Developer for the AMO Residence Singapore

As for AMO Residence itself, UOL’s chief investment and asset officer Jesline Goh explained that:

“We plan to develop a 24-25 storey project of more than 370 units that will enjoy unblocked views of the Bishan-Ang Mo Kio Park, Lower Peirce Reservoir Park and Shangri-la Park landed housing estate. It is a timely replenishment for our land bank…As this is the latest Government Land Sales site in Ang Mo Kio in the last seven years, we believe there will be healthy demand for the project.”

UOL’s projects have tended to sell well, with most of them fully sold, or close to doing so. Even those in rather less than exciting locations, or not walking distance from MRT stations.

One reason could be their very attractive landscaping. Or UOL’s reputation for quality. And their usually fair pricing. Or possibly a combination of these factors.

The Clavon @ Clementi by UOL . Developer for the AMO Residence Condo

The Clavon @ Clementi by UOL . Developer for the AMO Residences Condo

UOL is also known to place a lot of emphasis on architecture and design, and can draw upon a wealth of experience and expertise in the industry. This is manifested in the homes they create with their functional layouts, and in the attention to detail that is shown.

In the case of the AMO condo, it possesses the added advantage of being within 5 minutes walk of Mayflower MRT station. As well as within 1 km of two highly-sought after primary schools, Ai Tong, and CHIJ St Nicholas.


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    The AMO Condo . Features

    The development is located in Ang Mo Kio, one of the most popular and mature HDB townships. Hence the name “Amo”. Incidentally, amo is “love” in Spanish and Italian. In this case, perhaps a home that one loves.

    This estate is sandwiched between the Serangoon Gardens landed housing estate on its east, and Thomson and the Central Water Catchment area to its west.

    Being a mature estate, new land parcels within Ang Mo Kio itself are not easy to come by. The last launch here was for Panorama condominium in January 2014, more than eight years ago.

    The AMO Residence is therefore expected to excite strong interest among potential buyers. Particularly from households in Ang Mo Kio / Bishan looking to upgrade to private housing in an area they are familiar with. Ang Mo Kio alone has more than 143,000 residents, while Bishan has a resident population of over 63,200. So there should be no shortage of demand, including from newly formed nuclear families.

    Hence it is not surprising that the URA GLS (government land sale) tender for this site was hotly contested. It attracted 15 bids from developers, with a top bid of $381.38 million by United Venture Development. This works out to about $1,118 per square foot per plot ratio (PSF PPR) for the land alone.

    Once we add in construction and other related development costs, the average selling price could possibly go above $1,9xx PSF. Compared to the $1,2xx PSF launch price for Panorama eight years ago, that’s an almost 60% jump.


    AMO Residences Singapore . Highlights

    This project is bordered on its west by the low-rise landed housing of Shangri-la Park, and beyond, all the way to Upper Thomson Road. Across that, is Lower Peirce Reservoir Park, and Peirce Reservoir.

    The Amo Residences Site . Aerial View to Parks by Google Maps

    The AMO Residence Site . Aerial View to Parks by Google Maps

    UOL intends to capitalise on the unblocked views over the landed estate, to the park and reservoir in this direction. The views here should be especially soothing: lush green secondary forests and tree canopies, framing the blue of Peirce reservoir.

    There are also open views to the south currently, towards Bishan-Ang Mo Kio Park. However this could become partly blocked in future by new developments.

    Whatever the case, AMO Residences’ proximity to both parks does offer residents plenty of scope for recreation and relaxation. For instance, hiking trails and boardwalks at the reservoir can provide a “back to nature” respite from the crowdedness of urban life. Actually, just a simple walk or rest by the soothing waters of the reservoir is already a great de-stresser.

    Bishan-Ang Mo Kio Park . Across Ang Mo Kio Avenue 1

    Bishan-Ang Mo Kio Park . Across Ang Mo Kio Avenue 1

    As for Bishan-Ang Mo Kio Park, this is one of the largest man-made parks in Singapore. Its award-winning landscaping, with gardens and a 3-km long meandering stream, is popular with residents hereabouts for walks and exercising.

    Amenities in the Neighbourhood . Click to Open / Close

    The AMO Condo @ Ang Mo Kio . Connectivity

    Being located in a mature estate means it comes with a pretty complete suite of amenities too. Both now, and in the future, with upcoming ones being added.

    The AMO condo itself is 5 minutes walk from Mayflower MRT station on the Thomson-East Coast Line (TEL), that opened not too long ago. This line is being extended in stages, and will eventually provide direct access to the city and east Singapore. It will shorten commute time to places like Orchard Road, Shenton Way, Marina Bay, and East Coast Park.

    The Thomson-East Coast Line Features

    The Thomson-East Coast Line Features

    The next station on the line, at Bright Hill, is an interchange station joining the upcoming Cross-Island Line (CRL). The CRL will cut through Ang Mo Kio estate too, with two stops within it. One of them is the Ang Mo Kio Central station, that is also an interchange station with the North-South line.

    Singapore Cross-Island MRT Line Stations . Passes through Ang Mo Kio

    Singapore Cross-Island MRT Line Stations . Passes through Ang Mo Kio

    The CRL will be the longest fully underground MRT line in Singapore, at over 50 KM long. This new line will connect to major hubs stretching from Jurong in the west, to Changi in the east. It will offer a more direct route to various destinations, as it links to most of the other MRT lines along its way.

    The other major addition to the public transport infrastructure here, is the upcoming North-South Corridor that is currently under construction. Expected to complete by 2026, this new 21.5km long expressway will connect the northern region with the city centre, passing close by the AMO Residence location. It should help lighten the traffic load, and alleviate jams, on the CTE.


    AMO Residence Condominium . Amenities

    One of the advantages of being located in an established area, is that it is well-supported with shopping options. Apart from the neighbourhood shops, there is Kebun Baru Market and Food Centre within walking distance.

    Within the estate, the largest shopping centre is AMK Hub, about 2 KM down Ang Mo Kio Avenue 3. This 48,250 square metre mall offers a comprehensive retail mix with over 200 shops, and a Fairprice Xtra outlet, one of the largest hypermarts in Singapore.

    Given URA’s plans for more housing to be added in the vicinity, both at Kebun Baru itself, and at the new Lentor Hills Estate nearby, more buzz is expected to be generated in the neighbourhood. Along with that should come even more supporting amenities.

    This project could likely interest families with school-going children too. Besides CHIJ St Nicholas within walking distance, and Ai Tong one train stop down, there are several other schools around.


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      Project FactSheet

      Name AMO Residence
      Developer United Venture Development (2021) Pte Ltd
      (JV of UOL Group Limited, Singapore Land Group, Kheng Leong)
      Status Condominium (Foreigners eligible to buy)
      Address 21 & 23 Ang Mo Kio Rise, Singapore
      District 20
      Site Area 12,679.4 m² (136,482 sq ft)
      Floor Area 31,699 m² (341,208 sq ft)
      Plot Ratio 2.5
      Tenure 99 Year Leasehold
      Architect TBA

      AMO Residence Floor Plans

      The AMO condo floor plan brochure is not available yet.

      Please drop us a note via the Contact Form if you wish us to send you the AMO Residences floor plan brochure once released.

      Artist's Impression . Social Space at the Clavon . By UOL

      Artist’s Impression . Social Space at the Clavon . By UOL

      AMO Residence Site Plan

      The AMO Residences site is a trapezoid shaped parcel of land, aligned in a north-north-east / south-south-west direction.

      It is tucked in between the HDB blocks of Kebun Baru on its east, and the low-rise land housing enclave of Shangri-la Park to its west.

      Between Shangri-la Park and Upper Thomson Road, we have Sembawang Hills Estate, another low-rise landed housing precinct.

      Hence the views to its west are pretty much unblocked and panoramic, all the way to Peirce Reservoir and Park. But do bear in mind that views to the west will also inevitably get the afternoon sun.

      Shangri-la Park wraps around the north of the site as well, till Ang Mo Kio Street 11. Across that are the landed houses of Ellington Square, beyond which is CHIJ St Nicholas School.

      So the outlook to the north of the site is rather open too, except that it lacks the forest and reservoir views. But this is perhaps compensated by the fact that north-facing units do not get the west sun.

      The main vehicular entrance to the site is from Ang Mo Kio Avenue 1, via a new entrance road called Ang Mo Kio Rise. Units on this side will currently get views southwards to Bishan-Ang Mo Kio Park.

      However there is an empty parcel of land between the AMO Residence site and Avenue 1, that is zoned for future residential development. Since it is zoned at an even slightly higher plot ratio, chances are it will eventually block most of the view in this direction.

      Aqua Gym and Spa Pavilion at the Clavon by UOL

      Aqua Gym and Spa Pavilion at the Clavon by UOL

      AMO Residence Showflat · Viewing

      The AMO condo showflat is taking viewing appointments for the VIP Preview Launch in June 2022.

      Please drop us a line via the Contact Form if you wish to register for a slot. Thank you.

      AMO Residences Condo Prices · Unit Types

      The AMO Residence Price . Unit Types & Sizes . Click to Open / Close


      Unit Description Type No. of
      Strata Area
      (sq m)
      Strata Area
      (sq ft)
      1 Bedroom A TBC TBA TBA
      2 Bedroom B TBC TBA TBA
      3 Bedroom C TBC TBA TBA
      4 Bedroom D TBC TBA TBA
      Total Number of Units TBA

      Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

      The AMO Condo Prices . Click to Open / Close


      UOL has not finalised the AMO Residence price list yet. Please let us know via the Contact Form if you wish to be kept updated on the pricing when ready.

      Pricing computations for the Project . Click to Open / Close

      The state tender for this Ang Mo Kio Avenue 1 land parcel was hotly contested. It drew 15 bids before it closed on 25 May 2021.

      One reason for the high number of bids could have been the scarcity of new sites in the estate. The last land sale hereabouts was over 7 years ago, so there should be quite a lot of pent-up demand. Especially for one so conveniently located as this is.

      The other reason is likely to be developers’ fast-dwindling stock of unsold new units.

      Be that as it may, the highest bid by United Venture Development came in at $381.38 million. That’s nearly $1,118 PSF PPR for the land alone. (The second and third highest bids also came in at above $1,000 PSF.)

      As Huttons Asia’s director of research, Mr Lee Sze Teck noted: “It appears that competition for land is stiff and developers are forced to bid more than $1,000 PSF PPR to stand a chance of securing land for development. The level of bidding among developers showed their confidence and any restriction induced by the pandemic is temporary.”

      Given that construction costs have risen quite substantially too, we are possible looking at a break-even in the region of between $1.7K to $1.8K per square foot.

      Assuming a margin of 10 to 15%, selling price for the VIP Preview could possibly be close to $1.9K PSF or more.

      About the Developer

      The AMO Residence Singapore will be developed by United Venture Development (2021) Pte Ltd. This is a 60:20:20 joint venture of UOL Group with Kheng Leong Company, and Singapore Land Group.

      All three are local companies that are actually related, and among Singapore’s most reputable developers. Each comes with an established track record in real estate development, and have jointly delivered a number of rather nice projects.

      Nassim Park Residences by UOL Group

      Nassim Park Residences by UOL Group


      UOL Group Limited (“UOL” or the “Group”)

      Since its inception in 1963, the Group has exhibited a firm commitment to architectural merit and quality in its work. This has been shown in the projects it builds, and in the numerous awards it wins.

      Among these awards are the FIABCI Prix d’Excellence Award, Aga Khan Award for Architecture, the International Property Award (Asia Pacific) for Residential Developments in Singapore, the Urban Land Institute Awards for Excellence, and Singapore’s President’s Design Award.

      UOL manages and/or runs over 30 resorts, hotels, and serviced suites in North America, Asia & Oceania, under three brands: Pan Pacific, ParkRoyal, and ParkRoyal Collection.

      It has also developed quite a number of residential projects, as well as hotels & serviced suites, office towers, and malls such as Novena Square and United Square.

      UOL is one of the most well-thought of property developers in Singapore. Its vision is to craft elegant “masterpiece” homes in all its projects, set amidst beautifully landscaped grounds. Over the years, it has earned a reputation for quality work and in-depth experience of the market.

      The MeyerHouse by UOL . Developer for The AMO Residence @ Ang Mo Kio

      The MeyerHouse by UOL . Developer for The AMO Residences @ Ang Mo Kio

      Among the numerous residential developments the Group has undertaken, are locals ones like MeyerHouse, Duchess Residences, Nassim Park Residences, Newton Suites, Spottiswoode Residences, Southbank, One-North Residences, Waterbank @ Dakota, Amber45, Meadows @ Pierce, Seventy St Patricks, Principal Garden, and The Tre Ver.

      To read more on UOL, see the website at https://www.uol.com.sg (opens in new window).


      Kheng Leong Company Private Limited (“Kheng Leong” or “the Group”)

      Kheng Leong had its beginnings in 1949 as an international commodity and trading company. However it has evolved over time into an investment concern, with interests in real estate development and investment.

      At present the Group manages a suite of real estate developments, in addition to other international business interests. These are located in gateway cities like London, Los Angeles, and Sydney, besides the Asia Pacific region spanning from Singapore to Hong Kong and Shanghai.

      Like its sister company UOL, Kheng Leong too has a reputation for quality in the homes it builds. A few of these have been in conjunction with UOL, and/or in some cases Singapore Land as well.

      Some of their projects include MeyerHouse at Meyer Road, 72 Grange Road, Nassim Park Residences, One North Residences, Principal Gardens, Sutton Place, The Ansley, Domain 21, Tudor Ten, The Woods cluster houses, and The Minton.

      One of the Group’s most recent projects is the upmarket 15 Holland Hill at the top of Holland Hill. These are lovely spacious homes in an English garden setting beside Holland Village.

      15 Holland Hill by Kheng Leong

      15 Holland Hill by Kheng Leong


      Singapore Land Group Limited (“SingLand” or “the Group”)

      SingLand, a leading real estate company listed on the SRX since 1971, was formerly known as United Industrial Corporation (UIC). It is also a subsidiary of UOL Group, with both leveraging on each other’s respective strengths.

      The Group runs a diverse property portfolio that includes residential and retail real estate, hotels, and commercial offices. It holds assets in both Singapore as well as key markets overseas.

      In Singapore, its commercial assets currently stand at 2.5 million square feet of office space and 1 million square feet of retail real estate.

      Some of these are in places like Marina Square, The Gateway, Clifford Centre, Singapore Land Tower, SGX Centre, ABACUS Plaza, West Mall, and Tampines Plaza.

      In its projects, SingLand strives to create environments that empower people, communities, and businesses to thrive together.

      Avenue South Residence by SingLand and UOL

      The Avenue South Residence by SingLand and UOL

      SingLand’s residential projects, some jointly developed with UOL, include V on Shenton, Clavon at Clementi, Clement Canopy, The Tre Ver, and Avenue South Residence.

      AMO Residence Location · Summary

      The AMO Residence Location Map . Source Google Maps

      The AMO Residence Location Map . Source Google Maps

      1. Location. AMO Residences is located in the Ang Mo Kio district, on its western end nearer the Thomson area. Access to its main entrance on its south is via Ang Mo Kio Avenue 1.

        The site itself is tucked between a private low-rise residential estate, and a HDB enclave. To its west (and north partially) are the landed houses of Shangri-la Park, and Sembawang Hills Estate. On its east is Kebun Baru Court, comprising relatively new 12-storey HDB blocks, as well as Kebun Baru Edge, another HDB precinct currently being built.

      2. MRT Station. The AMO Residences location is about 380 metres, roughly 5 minutes walk, from the nearest exit of Mayflower MRT station. This station opened recently under phase 2 of the new Thomson-East Coast Line (TEL).

        Phase 2 of this line currently stops at Caldecott station, an interchange station with the Circle Line. However the whole TEL all the way to Sungei Bedok, is scheduled to be up and running by 2025, before our project completes. Later the TEL will extend even further after Bedok, to Changi Airport Terminal 5, and join the Changi Airport Line.

      3. Thomson East Coast MRT Line Schedule

        Thomson East Coast MRT Line Schedule

      4. Shops, F&B, Childcare, Supermarkets, Banks. The AMO condo location sits in a mature and established housing estate. So it is generally well supported where basic necessities are concerned, though a ride is required to get to any big mall.

        There are a few neighbourhood shops at the ground floor of some HDB blocks at Kebun Baru Court next door. Another place within walking distance for food and sundries is Kebun Baru Market and Food Centre. This is 10 minutes walk away, which is not exactly very convenient.

        Residents who drive would likely prefer to head to AMK Hub at Ang Mo Kio Town Centre, about 2KM away. This is the biggest mall around the area, with more than 200 shops offering a wide range of goods and services. Its anchor tenant is a Fairprice Xtra hypermart.

        However for those who don’t drive, or prefer to take the MRT, the most convenient shopping centre is Thomson Plaza. It is two stops down the train line, with direct sheltered access from Upper Thomson station.

        The same station is also near clusters of old shophouses along Upper Thomson Road that form a well-established food haven. This place is known for its local eateries, cafes, late-night hang-outs, and small-scale restaurants.

      5. Sports & Leisure Amenities. We are pretty close to two big parks, each offering a different leisure experience.

        The Lower Peirce Reservoir and Park is a more rustic, natural ‘forest’ environment. Lush greenery and soothing waters, with boardwalks and hiking trails, offer a welcome sanctuary from urban life.

        Lower Pierce Reservoir

        Lower Pierce Reservoir

        While the Bishan-Ang Mo Kio Park, just across the road from the AMO Residence location, is a beautifully crafted urban river park. Designed by Ramboll Studio Dreiseitl, its architects have won a number of awards for it.

        Sixty-two hectares of park space has been tastefully designed to accommodate the dynamic process of a 3.2 km long stream that allows for fluctuating water levels. Three playgrounds, cycling and walking trails, and plenty of open green spaces, complement the ecologically restored river.

      6. Accessibility. The AMO condo location is considered quite accessible. A train ride on the TEL to Orchard Road should take about 20 minutes; to Shenton Way possibly 30 minutes.

        Drivers have the option of taking Thomson Road to town, or going down Ang Mo Kio Avenue 1 to get onto the CTE (Central Expressway). Either way takes about 15 minutes off-peak. In future once the North-South Corridor completes in 2026, peak travelling time should improve too.


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