23 Ang Mo Kio Rise 569418, Shangri-la, North-east Region, Singapore
$3,999 /month
Super functional 2BR with enclosed kitchen, bright living, mins to Mayflower MRT and top schools – ideal for small families or couples seeking lifestyle, convenience and future upside. ✓ Efficient, No-Wastage Layout - Clean dumb-bell layout for maximum usable space - Enclosed kitchen for real cooking (no oily smells in the living room) - Proper dining zone for meals or WFH - Bright living area that opens to a usable balcony - Dumb-bell layout - Bedrooms set apart for privacy and quiet - Full-height glass panels bringing in natural light and breeze ✓ Superb Connectivity, Car or No Car - Just a short walk to Mayflower MRT (TE6) on the Thomson-East Coast Line - Direct, fast access to Orchard, Stevens, Outram Park, CBD and Woodlands - Drivers enjoy easy links via CTE and PIE, about 15–20 mins off-peak to Marina Bay - Daily convenience with supermarkets, eateries and AMK Hub all within a few minutes’ reach ✓ Strong School Belt = Long-Term Demand - Within 1km: CHIJ St Nicholas Girls’, Ai Tong, Ang Mo Kio Primary - Within 2km: Catholic High, Mayflower Primary, Anderson Primary, Jing Shan, Teck Ghee - Nearby secondary options: CHIJ St Nicholas Girls’, Mayflower, Peirce, Ang Mo Kio - This rare cluster of sought-after schools keeps this address in constant demand with families. ✓ Lifestyle, Facilities & Comfort - Over 40 facilities: 50m pools, gym, tennis court, gourmet pavilions - Forest-inspired landscaping for a calm, resort-like feel after work - Great balance of lifestyle, convenience and long-term stability Units like this don’t stay vacant for long. Call / WhatsApp Gilda at 9817 XXXX to view before it’s taken!
D20 - Ang Mo Kio
Mayflower MRT
30 December 2026
Medium (372 units)
372 units
2 Blocks, 25 Floors
United Venture Development (2021) Pte. Ltd. (UOL Group/ Singapore Land Group/ Kheng Leong Group)
AMO Residence has a total of 372 units, from 2 Bed - 1 Bath to 5 Bed - 5 Bath units. There are 13 types of floor plans from 614 sqft to 2,497 sqft.
AMO Residence has 2 blocks and up to 25 storeys.
Loading map...
Total Transactions
1
Average Price
S2.2M
Total Value
S2.2M
Calculating fair value from URA transaction data…


License: L3008022J
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Estimated sale value based on 370 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.44M
S$2,118 psf
Asking Price
S$3,999
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
99 yrs
99-year Leasehold · Balance remaining
Confidence
High
370 comps
Nearest MRT
Ang Mo Kio
1821m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
370 comparable transactions
S$2,118
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,118
Recent Comparable Transactions
10 shown · 370 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | ANG MO KIO RISE Floor 16-20 | 678sqft | S$1,600,000 | ▲S$2,359 +11.4% vs FV | 99 yrs lease commencing from 2021 |
Apr 2025 | ANG MO KIO RISE Floor 16-20 | 678sqft | S$1,600,000 | ▲S$2,359 +11.4% vs FV | 99 yrs lease commencing from 2021 |
Feb 2024 | ANG MO KIO RISE Floor 01-05 | 958sqft | S$2,168,000 | ▲S$2,263 +6.8% vs FV | 99 yrs lease commencing from 2021 |
Apr 2023 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,171,000 | ▲S$2,150 +1.5% vs FV | 99 yrs lease commencing from 2021 |
Mar 2023 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,378,000 | ▲S$2,291 +8.2% vs FV | 99 yrs lease commencing from 2021 |
Mar 2023 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,348,000 | ▲S$2,270 +7.2% vs FV | 99 yrs lease commencing from 2021 |
Dec 2022 | ANG MO KIO RISE Floor 06-10 | 1,292sqft | S$2,632,000 | ▼S$2,038 -3.8% vs FV | 99 yrs lease commencing from 2021 |
Nov 2022 | ANG MO KIO RISE Floor 16-20 | 1,292sqft | S$2,738,000 | ▲S$2,120 +0.1% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,179,000 | ▲S$2,156 +1.8% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,124,000 | ▼S$2,118 0.0% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,363,000 | ▲S$2,281 +7.7% vs FV | 99 yrs lease commencing from 2021 |
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+11.4% vs FV
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+11.4% vs FV
ANG MO KIO RISE
Feb 2024 · Floor 01-05
+6.8% vs FV
ANG MO KIO RISE
Apr 2023 · Floor 11-15
+1.5% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+8.2% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+7.2% vs FV
ANG MO KIO RISE
Dec 2022 · Floor 06-10
-3.8% vs FV
ANG MO KIO RISE
Nov 2022 · Floor 16-20
+0.1% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
+1.8% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
0.0% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 21-25
+7.7% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.