Ang Mo Kio Condos: Where to Buy, Prices and the Best-Known Projects
An Ang Mo Kio condo guide: the town centre, Mayflower and the Lentor cluster, with tenure, TOP, units and 12-month psf from EdgeProp, the CRL interchange and a Hougang comparison.
Ang Mo Kio is one of Singapore’s most established towns, with a busy town centre, the Bishan–Ang Mo Kio Park on its doorstep and a North-South Line station that will become a Cross Island Line interchange. It also contains the Lentor estate, which has been the scene of several new launches in recent years. This Ang Mo Kio condo guide covers where to buy, recent prices, the best-known projects, and how the town compares with Hougang and the upcoming LinkTown Residences (Hougang Central Residences).
Ang Mo Kio at a glance: MRT, malls, parks and schools
MRT. Ang Mo Kio (NS16) and Yio Chu Kang (NS15) are on the North-South Line, a few stops from Bishan, Toa Payoh and Novena. The Thomson-East Coast Line serves Mayflower and Lentor, which opened in 2021. Cross Island Line (CRL) Phase 1, targeted for 2030, makes Ang Mo Kio an interchange and adds Teck Ghee and Tavistock nearby.
Malls. AMK Hub, next to Ang Mo Kio MRT and the bus interchange, anchors the town centre, with neighbourhood centres and markets across the estate. In Lentor, Lentor Modern’s mall opened in January 2026, as covered in our Lentor Modern vs LinkTown Residences comparison.
Parks. Bishan–Ang Mo Kio Park, with the naturalised Kallang River, is the town’s green spine, and Ang Mo Kio Town Garden West and East add smaller parks.
Schools. Nanyang Polytechnic is in Ang Mo Kio, and there are many primary and secondary schools. Use OneMap to check the 1 km and 2 km circles for any address.
Best-known Ang Mo Kio condos compared
| Condo | Tenure (lease start) | TOP | Units | Nearest MRT | 12-month avg psf (range) |
|---|---|---|---|---|---|
| Lentor Modern (Lentor Central) | 99 years (2021) | 2025 | 605 | Lentor TE5 (integrated) | ~S$2,383 (2,131–2,596) |
| Lentor Gardens Residences (Lentor Gardens) | 99 years (2025) | Under construction | 496 + 3 landed | Lentor TE5 | ~S$2,359 (2,050–2,495) |
| Lentor Hills Residences (Lentor Hills Rd) | 99 years (2022) | Under construction | 598 | Lentor TE5 | ~S$2,256 (2,236–2,276) |
| Lentor Mansion (Lentor Gardens) | 99 years (2023) | Under construction | 533 | Lentor TE5 | ~S$2,160 (2,134–2,185) |
| Hillock Green (Lentor Central) | 99 years (2022) | Under construction | 474 | Lentor TE5 | ~S$2,158 (1,968–2,522) |
| The Panorama (Ang Mo Kio Ave 2) | 99 years (2013) | 2017 | 698 | Mayflower TE6 | ~S$2,094 (1,824–2,349) |
| Centro Residences (Ang Mo Kio Ave 8) | 99 years (2007) | 2014 | 329 | Ang Mo Kio NS16 | ~S$1,991 (1,503–2,178) |
| The Calrose (Yio Chu Kang Road) | Freehold | 2007 | 421 | Lentor TE5, Yio Chu Kang NS15 | ~S$1,947 (1,388–2,306) |
| Grandeur 8 (Ang Mo Kio Central 3) | 99 years (2002) | 2005 | 579 | Yio Chu Kang NS15, Ang Mo Kio NS16 | ~S$1,470 (1,224–1,677) |
Source: EdgeProp project pages (tenure, TOP, units, nearest stations and last-12-month transaction data), accessed 29 Sep 2026. Projects under construction show EdgeProp’s expected completion of 2028–2029; some had only a handful of transactions in the period. Averages mix unit types and floors.
Two very different markets
The town centre and Mayflower (District 20). Centro Residences sits near Ang Mo Kio MRT and AMK Hub, a location that will gain from the CRL interchange. The Panorama is by Mayflower station on the TEL. Grandeur 8 is an older, larger-unit option near the town centre. These are established homes in a mature estate, and older projects trade lower because of age and remaining lease.
Lentor (District 26). Lentor was largely landed housing until a run of government land sales produced Lentor Modern, Lentor Hills Residences, Hillock Green, Lentor Mansion and Lentor Gardens Residences. Lentor Modern, an integrated project by GuocoLand, completed in 2025. The others are still under construction, so their transactions are mainly developer sales and early sub-sales. The Calrose is a freehold alternative on Yio Chu Kang Road.
New launches in and near Ang Mo Kio
Most of Ang Mo Kio’s recent new-launch activity has been in Lentor, as the table shows. Lentor Gardens Residences, with a lease from July 2025 and expected completion in 2029 per EdgeProp, is the newest of the group, averaging about S$2,359 psf over the last 12 months. For Bishan-side launches near Bright Hill and Upper Thomson, see our Bishan condo guide, and for Upper Thomson Road’s Springleaf Residence, our Yishun condo guide.
Ang Mo Kio condo prices in OCR context
URA’s Q2 2026 release (24 July 2026) showed OCR non-landed prices down 0.1% in the quarter and RCR down 1.2%, with the overall private price index up 0.5%. Ang Mo Kio is an OCR town, but its central location between Bishan and Yishun pushes 2010s condos to around S$2,000 psf, higher than many east-side OCR towns, based on EdgeProp’s 12-month data. Our OCR, RCR and CCR guide explains the segments.
Who an Ang Mo Kio condo suits
- Families who want a central, mature town with the Bishan–Ang Mo Kio Park nearby.
- North-South Line commuters heading to Novena, Orchard and the city.
- Buyers attracted to Lentor’s new-build estate, with the TEL running to the city and Woodlands.
- Anyone betting on the CRL interchange, which will link Ang Mo Kio east to Hougang and Pasir Ris.
Ang Mo Kio vs Hougang and LinkTown Residences
Ang Mo Kio and Hougang will be three stops apart on the CRL (Tavistock, Serangoon North, Hougang), and both become interchanges around 2030: Ang Mo Kio with the North-South Line and Hougang with the North-East Line. They are comparable mature towns, but Ang Mo Kio’s 2010s resale condos average more per square foot than Hougang’s benchmarks. Based on reported transaction data, Riverfront Residences averaged about S$1,736 psf and The Florence Residences about S$1,877 psf over the past year.
LinkTown Residences is the Hougang Central integrated development: about 830 homes by CapitaLand Development, UOL and Kheng Leong, above Hougang MRT, a new bus interchange and a mall of about 300,000 sq ft set to be Hougang’s largest. Analysts expect about S$2,500–2,600 psf, an estimate only, which would place it a little above Lentor Modern’s recent resale average. The launch is expected in early 2027, though UOL’s August 2026 results guide a 2H 2027 launch. See our CRL Phase 1 stations guide and the LinkTown Residences overview.
More town guides: Toa Payoh Condos, Clementi Condos, Bukit Timah Condos.
If Ang Mo Kio and Hougang are both on your list, register your interest for LinkTown Residences prices and plans when they are released.
Information as at September 2026, based on EdgeProp project data and URA and LTA releases. Figures are approximate averages, not valuations. Verify with URA transaction data before deciding.
