Type

Units

Min Area

Price Range

3 BR

1098 sqft

S$1.7M

5 BR

1475 sqft

S$2.4M

Property Highlights

Condo development with 3 units currently available.
Prices currently range from S$1.7M to S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$338K on this acquisition.
Located 5 min (430 m) from PE6 Oasis LRT Station.

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The Amore: Executive Condominium Living at Edgedale Plains

The Amore stands as a notable executive condominium development situated at 55A Edgedale Plains, offering a compelling residential proposition for discerning buyers across Singapore's eastern corridor. This development represents a meaningful step up from public housing, providing the quality finishes and community amenities that appeal to upgraders seeking greater space and privacy without the full premium of private condominium living.

Located just 430 metres from Oasis LRT Station on the Punggol LRT Line, The Amore benefits from seamless last-mile connectivity that substantially enhances its appeal for commuters. The proximity to this transport hub means residents enjoy direct access to the broader LRT network and can reach employment centres across the island in under 30 minutes. This strategic positioning has become increasingly valuable as the region continues to develop, with transport infrastructure serving as a primary driver of property value appreciation in Singapore's emerging districts.

Location and Connectivity Advantages

The Edgedale Plains address places this development within one of Singapore's more established residential enclaves, where mixed-use developments and family-oriented amenities have created a genuine sense of community. The neighbourhood benefits from proximity to retail centres, hawker facilities, and educational institutions that cater to diverse household compositions. Beyond immediate surroundings, the LRT connectivity means that residents are never more than a short journey from major business districts, shopping destinations, and leisure facilities across the island.

The five-minute walk to Oasis LRT Station is a particularly compelling attribute for owner-occupiers who prioritise transport convenience and for investors targeting rental demand. Young professionals and families who depend on public transport infrastructure are increasingly willing to pay a premium for properties offering such direct connectivity, which translates into stronger tenant demand and more consistent rental yields over time.

Unit Specifications and Living Space

The Amore offers a range of configurations designed to accommodate different household sizes and lifestyle preferences. Units feature thoughtful layouts that maximise functionality within contemporary dimensions, complemented by quality finishes that reflect the executive condominium standard. Buyers can expect well-appointed living and dining areas, generously proportioned bedrooms, and bathrooms finished to a standard that exceeds typical public housing specifications.

The development's design philosophy emphasises practical living solutions without unnecessary excess, making these units particularly attractive to upgraders transitioning from Housing Development Board flats who seek better quality without the vastly higher cost of private condominiums. The balance between space, finish quality, and affordability positions The Amore competitively within its market segment.

Community Facilities and Amenities

As an executive condominium, The Amore incorporates communal facilities that foster resident engagement and enhance day-to-day quality of life. These shared spaces typically include landscaped gardens, recreational areas, and security provisions that reflect contemporary residential standards. The development's commitment to community infrastructure reflects the broader shift in Singapore property towards creating neighbourhood focal points rather than merely aggregating individual units.

Such facilities appeal particularly to families with younger children and to investor owners managing properties from a distance, as they contribute to the overall residential appeal that underpins sustained rental demand and capital value retention.

Investment Perspective and Market Position

Executive condominiums occupy a distinctive position within Singapore's residential property ecosystem, offering a natural stepping stone between public and private housing markets. The Amore's pricing and location make it particularly relevant for investors seeking exposure to Singapore's residential market with lower entry capital than comparable private developments, whilst maintaining exposure to meaningful capital appreciation potential.

The Oasis LRT Station proximity is especially significant from an investment standpoint, as transport-proximate properties consistently demonstrate superior rental demand and more resilient capital values during market cycles. The development sits within a district experiencing ongoing intensification, with future infrastructure investments likely to enhance its relative positioning within the broader residential marketplace.

Suitability Across Buyer Profiles

The Amore appeals to multiple buyer cohorts within Singapore's residential market. First-time upgraders benefit from the step-change in quality and space relative to HDB flats, whilst remaining accessible within typical CPF-supplemented financing structures. Young professional couples and families find the transport connectivity and community amenities particularly valuable, given the reduced commute times and access to neighbourhood services.

Investors focused on rental income appreciate the strong tenant demand for transport-proximate executive condominiums, particularly among expatriate professionals and renewing HDB lessees seeking temporary upmarket accommodation. The development's location within an established neighbourhood also attracts Buy-to-Let investors with longer investment horizons, who value the stability of mature residential communities over speculative appreciation.

Market Context and Competitive Standing

The Amore enters a competitive market segment where location, connectivity, and pricing transparency are primary differentiators. Executive condominiums in the eastern region have demonstrated consistent demand given the relative scarcity of new supply and the continued migration of younger and upgrading demographics toward developments offering superior connectivity. The Oasis LRT connection represents a tangible competitive advantage, as not all neighbouring developments enjoy equivalent transport proximity.

Price per square foot benchmarking against comparable transactions in the immediate catchment area provides prospective buyers with confidence that entry pricing reflects genuine market value rather than speculative positioning. The transparency of EC pricing mechanisms and the established resale market for similar developments provide reassurance regarding future exit strategies and capital recovery potential.

Financing and Affordability Considerations

Executive condominium purchases remain within reach of broader buyer demographics than private residential property, with entry prices accommodating various financing structures. Owner-occupiers purchasing The Amore with CPF contributions and complementary mortgage financing typically experience debt-to-income ratios well within the 55% Total Debt Service Ratio threshold, providing meaningful headroom for household cashflow management.

The development's price positioning means that investors can acquire units whilst maintaining investment-grade leverage, avoiding the excessive gearing often associated with private condominium purchases. This favourable financing profile has historically supported sustained demand for executive condominiums throughout residential market cycles, as borrowers maintain serviceable debt levels even when interest rates rise.

Frequently Asked Questions

What is the estimated rental yield for units purchased as an investment at The Amore?

Executive condominiums at transport-proximate locations typically achieve annual gross rental yields in the 3 to 4 percent range, depending on unit configuration and prevailing rental market conditions. The Amore's proximity to Oasis LRT Station positions it favourably within the rental market, as professional tenants and expatriate renters actively seek properties offering direct public transport connectivity. Actual yields vary based on unit size, amenity preferences of the tenant pool, and seasonal market dynamics; however, the development's established location within a mature residential neighbourhood and strong transport links should support consistent tenant demand relative to comparable developments with weaker connectivity profiles. Investors should model yields conservatively at the lower end of this range for longer-term investment planning, whilst recognising that strong transport accessibility has historically supported above-average leasing velocity and reduced vacancy periods in comparable EC projects.

How does The Amore's pricing compare to recent price per square foot transactions in the Edgedale Plains area?

Price per square foot benchmarking for executive condominiums in the Edgedale Plains vicinity typically ranges from SGD 1,500 to SGD 1,700 per square foot for recent transactions, though this varies according to specific amenities, unit condition, and exact distance to transport infrastructure. Prospective buyers should obtain recent comparable sales data from the Urban Redevelopment Authority's property transaction records to verify that The Amore's unit pricing aligns with or represents good value relative to recently completed transactions within the same neighbourhood cluster. Properties positioned within a 400-metre radius of LRT stations generally command a premium of 5 to 10 percent relative to developments requiring longer walking distances, reflecting the investor and owner-occupier preference for direct transport accessibility. Detailed comparison of per-square-foot metrics across multiple units and floor levels at The Amore will reveal whether particular unit stacks or orientations are priced more competitively than others.

What are the Additional Buyer's Stamp Duty implications for a second-property purchase at The Amore?

Singapore Citizens purchasing The Amore as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20 percent, calculated on the purchase price above SGD 180,000. For a property priced at typical The Amore transaction levels, this ABSD obligation represents a substantial increase to total acquisition costs that must be factored into investment returns and borrowing capacity calculations. Permanent Residents face higher ABSD at 25 percent, whilst foreign nationals face 30 percent ABSD, meaning citizenship status materially affects the investment mathematics for non-primary residences. These stamp duty costs are non-recoverable and reduce immediate equity in the property, which is particularly relevant for investors modelling rental income scenarios, as the ABSD outlay extends the payback period and reduces early-year returns. Buyers should engage financial advisors to model the full impact of ABSD on debt servicing capacity and expected investment outcomes before committing to purchase.

What lease tenure does The Amore carry, and how might lease decay affect resale value?

The Amore is an executive condominium with a lease tenure that requires confirmation from official sources, as EC developments in Singapore typically carry either 99-year or 999-year leasehold tenures depending on the original land allocation. A 99-year lease, common for ECs, will experience gradual lease decay over time, with resale value typically declining more noticeably during the final 30 years of the lease as buyer financing becomes constrained. Prospective purchasers must obtain definitive lease information from the developer or marketing materials and understand how remaining lease duration affects bank lending policies, as many financial institutions apply stricter loan-to-value ratios or refuse financing for properties with less than 70 years of lease remaining. For investor buyers with medium-term holding horizons, lease tenure should be evaluated carefully; a 99-year lease purchased today will face materially reduced lending availability and buyer pools within 40 to 50 years, which may constrain future exit opportunities and capital recovery potential. First-time buyers and younger owner-occupiers are typically less affected by this consideration, as they may sell or refinance well before lease decay becomes restrictive.

How does proximity to Oasis LRT Station affect demand and capital appreciation at The Amore?

Transport infrastructure proximity is amongst the strongest predictors of property value appreciation and tenant demand consistency in Singapore's residential market, with properties located within 400 metres of an MRT or LRT station typically outperforming equivalently-priced units requiring longer walking distances. The Amore's position 430 metres from Oasis LRT Station provides direct, convenient access to the Punggol LRT Line, which connects to broader transport networks and major employment centres across the island. Historical transaction data demonstrates that properties with direct LRT connectivity command sustained buyer interest and rental demand relative to developments in transport-shadow locations, supporting both annual rental yields and medium-term capital appreciation potential. The Oasis LRT connection also underpins neighbourhood amenity development, as transport hubs typically attract retail, dining, and service facilities that enhance residential appeal; ongoing intensification around the station should sustain or increase relative property values over the medium to long term. Investors and owner-occupiers should weight transport connectivity heavily within property evaluation frameworks, as it represents one of the few fundamentals genuinely beyond a developer's influence and therefore subject to less speculative pricing distortion.

Is The Amore suitable for high-net-worth investors, or is it better positioned for first-time upgraders?

The Amore is optimally positioned for first-time upgraders transitioning from HDB flats and for mid-market investors, rather than representing a primary investment vehicle for high-net-worth portfolios focused on premium private condominium acquisitions. High-net-worth individuals typically seek properties with more exclusive amenities, smaller unit populations, and brand prestige associated with top-tier private developments; executive condominiums serve a different market segment emphasising affordability, transport accessibility, and practical living standards rather than luxury positioning. First-time upgraders benefit materially from The Amore's offering, as the step-change from HDB to EC quality and space, combined with the transport connectivity and pricing accessibility, makes it an attractive bridge property within housing progression pathways. Investors of moderate capital seek executive condominiums for their lower entry costs, established rental demand, and stable capital value characteristics that reduce portfolio volatility compared to speculative development sites. Owner-occupiers with families appreciate the neighbourhood maturity and community amenities, which provide genuine lifestyle benefits beyond pure investment return calculations. The development thus appeals most strongly to upgraders and value-focused investors rather than luxury-oriented or ultra-high-net-worth buyer cohorts.

What TDSR and financing headroom should buyers anticipate when purchasing at The Amore?

Total Debt Service Ratio limits of 55 percent for owner-occupiers and 45 percent for investors constrain the quantum of debt serviceable against typical household incomes when purchasing at The Amore's price levels. A buyer with a combined household monthly income of SGD 8,000 can typically service monthly debt obligations of up to SGD 4,400, which translates to maximum mortgage eligibility of approximately SGD 880,000 assuming prevailing interest rates and standard 30-year loan tenors; this financing quantum accommodates The Amore unit purchases with modest cash equity contributions. Buyers should stress-test their financing assumptions against potential interest rate rises, as banks typically apply interest rate buffers of 2 to 3 percentage points above prevailing rates when assessing borrowing capacity, meaning monthly servicing costs could rise materially over the loan life. CPF contribution eligibility for owner-occupiers purchasing their first property further improves affordability, as CPF utilisation reduces the quantum of cash required at acquisition and improves available monthly servicing capacity. Investors face tighter TDSR constraints at 45 percent and typically require 25 to 30 percent cash equity contributions, reducing maximum borrowing capacity relative to owner-occupiers purchasing their primary residence.

How does The Amore compare to other executive condominiums near Oasis or Punggol LRT?

The eastern region's executive condominium market includes several competing developments, though direct comparisons depend on specific unit configurations, distance to the LRT station, neighbourhood maturity, and pricing at the time of evaluation. Properties requiring longer walks to transport infrastructure typically trade at discounts of 5 to 10 percent relative to developments with direct LRT access, all else being equal; The Amore's 430-metre proximity positioning provides competitive advantage over EC projects situated further from the station. Neighbouring developments may offer marginally different amenity profiles, building ages, or population density characteristics that appeal to different buyer preferences; some developments may emphasise family-oriented amenities whilst others prioritise sleek finishes for younger professionals. Price transparency across multiple EC developments permits objective comparison of per-square-foot metrics and helps identify whether particular units represent outlier value or command premium positioning. Prospective buyers should visit multiple comparable developments, review recent transaction histories, and speak with current residents to understand relative positioning and whether The Amore's pricing and offering justify selection over alternative EC options within the same transport catchment.

Which unit stacks or floor levels at The Amore typically offer the best value proposition?

Mid-level units (floors 10 to 15 in typical developments) often represent better value than premium penthouses or terraces, as they provide unobstructed views and superior natural lighting whilst avoiding the aesthetic and cost premiums associated with top-floor positioning. Ground and first-level units typically trade at discounts of 5 to 8 percent relative to mid-level equivalents, reflecting buyer preference for privacy, reduced noise, and lower probability of water ingress; however, these units may appeal to elderly residents or buyers with mobility constraints who value ground access and reduced reliance on lift services. Stack orientation significantly influences value; units facing away from primary arterial roads or construction sites typically command premiums of 3 to 5 percent relative to units experiencing traffic noise or dust exposure, making quieter orientations more desirable for owner-occupiers but potentially secondary for investors focused purely on yield. Buyers should physically inspect units across multiple floors and stacks before purchase decision, as natural light quality, view angles, and ambient noise exposure vary materially across the development and meaningfully affect occupier satisfaction and long-term resale appeal. Development plans and nearby construction timelines should inform orientation preferences, as temporary disruptions during neighbouring development phases can impact value perception and rental demand.

What is the future supply pipeline for executive condominiums in the Edgedale or Punggol district?

The executive condominium supply pipeline in the eastern region remains limited, as recent government policy has directed EC development away from overheated markets; prospective buyers should monitor official housing development board announcements and government land sale calendars to understand new EC completions entering the market within the next 5 to 7 years. Limited new EC supply supports value retention for existing developments like The Amore, as constrained new competition allows established properties to maintain rental demand and resale appeal without the price pressure associated with oversupplied market segments. Broader neighbourhood development, particularly around major transport nodes like Punggol LRT, typically drives future demand for residential properties as retail, office, and hospitality facilities expand the local appeal; these complementary developments should support ongoing property value appreciation relative to more static neighbourhoods. Buyers concerned about future supply competition should investigate whether any new EC projects have been announced for locations near Oasis or within the broader Punggol catchment, as such developments could influence long-term capital appreciation trajectories. Maturity of the Edgedale neighbourhood means that future supply growth will likely be constrained by land availability and planning restrictions, supporting existing property values more effectively than developments located in younger, less-built-out districts.

[For Sale] The Amore — From S$1.7M