Ang Mo Kio Court Review: Lots of food options and access to nature (MOP 2025)

Ang Mo Kio Court is an HDB project launched in the May 2016 HDB BTO sales launch. It received its Temporary Occupation Permit (TOP) in 2020, which means the owners will fufil their 5-year Minimum Occupation Period (MOP) in 2025—finally offering the chance to get a flat in the project on the resale market.

Located at the junction of Ang Mo Kio Street 22 and 23, Ang Mo Kio Court is within walking distance of Mayflower MRT station, as well as Bishan-Ang Mo Kio Park, one of the neighbourhood’s best-loved spots.

As the only Ang Mo Kio BTO project that will fulfil its first batch of MOPs this year, Ang Mo Kio Court offers the rare chance to move into a sought-after mature estate. Let’s see if this project is worth considering.

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Ang Mo Kio Court Price

At the May 2016 BTO exercise, Ang Kio Court launch prices were as follows: 2-room Flexi flats were priced at $142,000 to $214,000, 4-room flats at $382,000 to $501,000, 5-room flats at $515,000 to $626,000, and 3Gen flats at $541,000 to $632,000.

At 260A and 260B Kebun Baru Court, a 15-minute walk from Ang Mo Kio Court and a five-minute walk from Mayflower MRT station, 4-room flats are being listed on PropertyGuru for $830,000 to $1,088,000, indicating robust resale prices.

What about investors looking to buy a resale flat at Ang Mo Kio Court? Thanks to the city fringe location of the neighbourhood as well as its established infrastructure, the area tends to be quite popular with resale flat buyers.

More importantly, ever since the HDB introduced its new classification system in 2024, new BTO projects in Ang Mo Kio are likely to be slapped with a hefty 10-year MOP, which could be advantageous for investors in projects with 5-year MOPs such as Ang Mo Kio Court.

Ang Mo Kio Court Site Plan

You can find the Ang Mo Kio Court site plan here. The site plan shows the layout of the residential blocks within the estate, as well as the shared amenities, which include a children’s playground, fitness corner, car park with roof garden and community garden.

Ang Mo Kio Court Location

Ang Mo Kio Court is located on Ang Mo Kio Street 23, approximately a 10-minute walk from Mayflower MRT station on the Thomson-East Coast Line.

One of the best things about Ang Mo Kio is its sheer variety of good food options. Ang Mo Kio Court is located a stone’s throw from the famous Mellben Seafood and Boon Tong Kee, as well as Kebun Baru Market and Food Centre. The popular Ang Mo Kio Central Market and Food Centre is also reachable on foot. That’s just scratching the surface, as there are many more pockets of eateries littered throughout the neighbourhood, as well as at AMK Hub, which is also reachable on foot.

The BTO site is also located close to numerous green spaces, including the beautiful Bishan-Ang Mo Kio Park, which is within easy walking distance. Ang Mo Kio Town Garden West and Lower Pierce Reservoir Park are also located reasonably nearby, offering residents respite from high density living.

This is also a highly desirable location for families with kids, as there are numerous schools within walking distance, including Ang Mo Kio Primary School located right next door. Sought-after schools CHIJ St Nicholas Girls’ School and Mayflower Primary School are also located within 1 km, while there is an abundance of popular schools located within 2 km, including Ai Tong School, Anderson Primary School, Catholic High School, Jing Shan Primary School, Teck Ghee Primary School and Townsville Primary School.

Overall, I would say this is an attractive location, whether for families with kids or working adults searching for a vibrant and pleasant neighbourhood that’s not far from the city centre. Thumbs up on all counts!

According to feng shui masters, Ang Mo Kio Court’s location is auspicious for those doing business, but residents must learn to be careful when managing their finances, as the location can also lead to loss of wealth.

Ang Mo Kio Court Floor Plan

You can find the Ang Mo Kio Court floor plan here. Ang Mo Kio Court is composed of 2-room Flexi, 4-room, 5-room and 3Gen flats.

2-Room Floor Plan

There are two types of 2-room Flats available: 38 sqm Type 1 flats and 47 sqm Type 2 flats, with all measurements including the air con ledge.

The Type 1 2-room Flexi flats are ultra compact, but I feel they are not as space efficient as they should be. The front door opens into a hallway or corridor, with the kitchen accessible on the left, followed by the bathroom door further down. This hallway or corridor is basically dead space that can’t be used for much other than storage, and there is also quite a bit of unusable void space to the right of the front door.

The Type 2 2-room Flexi flats have a similar layout, but come with a more spacious bedroom, living/dining area and kitchen. The living/dining area, especially, is significantly larger.

4-Room Floor Plan

The 4-room flats measure 93 sqm, inclusive of air con ledge. These layouts are fairly typical of 4-room flats, with the front door opening up into the living/dining area, and the bedrooms and bathrooms accessible via a corridor. Buyers can choose between an open or closed kitchen.

5-Room Floor Plan

The 5-room flats measure 113 sqm, inclusive of air con ledge. The layout is similar to that of the 4-room flats, but with bigger spaces. The living/dining room, in particular, is very spacious and can even accommodate a study or home office.

3Gen Floor Plan

The 3Gen flats measure 120 sqm, inclusive of air con ledge, and contain four bedrooms and three bathrooms. By contrast, the 4-room and 5-room flats have three bedrooms and two bathrooms. These multi-generational flats come with an L-shaped living/dining area separating one of the bedrooms from the other three, as well as the option of an open or closed kitchen.

Ang Mo Kio Court Rent Price

Let’s check out the kind of rent activity HDB flats in the area are currently enjoying.

4-room flats located a five- to 18-minute walk from Mayflower MRT station are currently being listed for rent on PropertyGuru for $3,200 to $4,000 a month. While not stellar, I would say there is still the potential for a good rental yield for resale flat buyers.

Ang Mo Kio Court Review

The HDB might have quit using “mature estate” to designate neighbourhoods like Ang Mo Kio, but the appeal is still there. Ang Mo Kio Court offers great food options and amenities, access to nature, a pleasant living environment and a neighbourhood with lots of character. And for families with kids, there is a large number of schools, including some elite options, located nearby.

Due to Ang Mo Kio’s enduring popularity, I personally think there is potential for investors. But, in my view, the best thing about Ang Mo Kio Court is how well-rounded it is as a potential home, from its accessible city fringe location to the many draws in the neighbourhood.