Oak Ville @ Ang Mo Kio BTO October 2025 Review

The October 2025 exercise has a significantly larger flat supply, which could help to moderate application rates compared to the oversubscribed launches earlier in the year. The July 2025 launch, for instance, saw very high application rates for projects in popular estates like Bukit Merah and Toa Payoh.

• Address: Ang Mo Kio Avenue 5, Ang Mo Kio Street 81, Ang Mo Kio Street 82
• Total Units; 1,425
• Unit Types: 2-Room Flexi, 3-Room, 4-Room
• Wait Time: 4 Years, 1 Month
• Category: Plus

Out of the 10 BTO projects launching in the October 2025 BTO sales exercise, one of them is located in Ang Mo Kio. Let’s dive right in.

Oak Ville @ AMK Prices

Given that it is located in a mature estate with comprehensive amenities, the launch price of Oak Ville @ AMK in the October 2025 sales exercise were:

• 2-Room: $194,000 - $300,000
• 3-Room: $340,000 - $434,000
• 4-Room: $514,000 - $650,000

Ang Mo Kio BTO History

Ang Mo Kio is one of Singapore’s quintessential mature residential estates, developed primarily in the 1970s. rior to its urban development, the area now known as Ang Mo Kio was largely undeveloped, rural land in the 19th and early 20th centuries.

It was mostly covered in secondary forest and swamps, with some areas used for agriculture, particularly rubber plantations, which attracted early Chinese settlers, mainly Hokkiens, at the start of the 20th century. Old survey maps from the mid-19th century refer to the area as “Amo kiah.”

The name Ang Mo Kio (宏茂桥 in its modern official Chinese form, originally written as 红毛桥) is from the Hokkien dialect and literally translates to “red-haired man’s bridge.”

The BTO launch history in Ang Mo Kio shows a consistent trend of high demand and competitive pricing, reflecting the town’s status as a mature and desirable residential area. This upcoming BTO project is likely to continue this trend, especially given the new Standard/ Plus/ Prime classification system, which will likely categorise it as a highly attractive “Standard” flat with no resale restrictions.

Recent HDB BTO launches in Ang Mo Kio have been highly sought after due to the town’s mature status and comprehensive amenities. These projects typically see strong application rates and are often priced higher than those in non-mature estates.

Here is a summary of the most recent HDB BTO project launches in the Ang Mo Kio area:

• Central Trio @ AMK (October 2024 BTO) is closer to Ang Mo Kio and Yio Chu Kang MRT stations. It offered 2-room Flexi and 4-room flats, was one of the first projects to be launched under the new Plus housing model, which means it has a 10-year Minimum Occupation Period (MOP) and a subsidy clawback upon resale. Prices started from around $62,000 for a 2-room Flexi and $481,000 for a 4-room flat.
• Central Weave @ AMK (August 2022 BTO) is bounded by Ang Mo Kio Avenue 8, Ang Mo Kio Central 2, and Ang Mo Kio Central 3. It is notable for its proximity to Ang Mo Kio MRT station and the bus interchange. This was a much larger project, offering 2-room Flexi, 4-room, 5-room, and even 3Gen flats. Prices for this project were notably higher, with 4-room flats starting from $535,000 and 5-room flats starting from $720,000. Due to its excellent location and flat mix, this project was heavily oversubscribed, with application rates reaching as high as 12.6 times for 5-room flats.
• Yio Chu Kang Beacon (November 2019 BTO) is a short walk from Yio Chu Kang MRT station and the upcoming Lentor MRT station on the Thomson-East Coast Line. It offered 2-room Flexi and 4-room flats. Pricing: Prices started from $170,000 for a 2-room Flexi and $451,000 for a 4-room flat.

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Public Transport

This upcoming Ang Mo Kio BTO, located near ITE College Central, currently relies on a comprehensive bus network to connect residents to the nearest MRT stations and other parts of the island.

The closest MRT stations are Yio Chu Kang MRT and Ang Mo Kio MRT, both on the North-South Line.

The location is well-served by several bus stops along Ang Mo Kio Avenue 5 and Ang Mo Kio Drive. These bus services provide direct connections to both Yio Chu Kang and Ang Mo Kio MRT stations. The Ang Mo Kio Bus Interchange is a major hub, offering a wide range of bus services to key areas across Singapore. While a short walk to either MRT station is possible (approximately 15-25 minutes), the most efficient way to access the train network is via a short bus ride.

The area is set to benefit significantly from a major public transport project, which will greatly enhance its connectivity in the coming years.

• Cross Island Line (CRL): The most notable upgrade is the construction of the Cross Island Line (CRL). This will be Singapore’s eighth and longest fully underground MRT line.
• A new station, Teck Ghee MRT Station, will be built as part of CRL Phase 1. This station will be located at the boundary of Ang Mo Kio and Bishan planning areas, underneath Ang Mo Kio Avenue 6. While not directly at the BTO site, it will be a much closer MRT option than the existing North-South Line stations.
• Ang Mo Kio Interchange: The CRL will have an interchange station at the existing Ang Mo Kio MRT, providing residents with a new rail connection to the eastern and western parts of the island, including major hubs like Jurong Lake District and Changi region.
• North-South Corridor (NSC): This is another major project that will pass near the area. While primarily an expressway for vehicles, it will also feature dedicated bus lanes, cycling routes, and pedestrian paths, which will improve bus travel times and offer new options for active mobility. The NSC will run beneath Ang Mo Kio Avenue 6, and sections will be integrated with the Teck Ghee MRT Station.
• Target Completion: The construction of CRL Phase 1 is well underway and is targeted to be completed by 2030. This means that new residents of the BTO project can look forward to significantly improved public transport accessibility in the future.

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Primary Schools

There are two primary schools within the location proximity - Jing Shan Primary School: Located at 5 Ang Mo Kio Street 52, this school is the closest to the BTO site. Its proximity makes it a key draw for potential residents.

And then there’s Mayflower Primary School: Situated at 200 Ang Mo Kio Avenue 5, this school is also within the 1km radius and is a well-regarded institution in the area.

The following five primary schools are located within the 1-2km distance, just in case you need more backup plan options for your child:

• Anderson Primary School: Located at 19 Ang Mo Kio Avenue 9, this school is a popular choice for families in the northern part of Ang Mo Kio.
• Ang Mo Kio Primary School: Located at 20 Ang Mo Kio Avenue 3, it is another established school within the wider 2km radius.
• Teck Ghee Primary School: This school is located at 1 Ang Mo Kio Street 32.
• CHIJ St. Nicholas Girls’ School: This is a very popular girls’ school with a well-known reputation. It is a Special Assistance Plan (SAP) school located at 501 Ang Mo Kio Street 13.
• Townsville Primary School: Situated at 3 Ang Mo Kio Avenue 10, it is also within the 1-2km range.

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Supermarkets

There are only two supermarkets within walking distance to this BTO. Sheng Siong Supermarket (ITE College Central) is located directly within ITE College Central at 2 Ang Mo Kio Drive, this Sheng Siong outlet is the most convenient option for residents of the new BTO estate. It provides a quick and easy solution for last-minute shopping.

NTUC FairPrice (Ang Mo Kio Ave 3) is a smaller, neighbourhood-style FairPrice outlet is located at Block 122 Ang Mo Kio Avenue 3. While slightly further than Sheng Siong, it is still within a comfortable walking distance, offering an alternative for daily needs.

There are three further supermarkets. These are not within walking distance, so you will need to take a bus or drive:

• NTUC FairPrice Xtra (AMK Hub): For a more extensive range of products, the large FairPrice Xtra hypermarket is located at Ang Mo Kio Hub. This is a one-stop-shop for groceries, fresh produce, household goods, and more. It is easily accessible via a short bus ride or drive.
• Sheng Siong Supermarket (Ang Mo Kio Ave 3): A larger Sheng Siong outlet at Block 233 Ang Mo Kio Avenue 3 is another excellent option. It is well-known for its fresh produce and is a popular choice for residents in the area.
• Giant Supermarket (Ang Mo Kio Street 31): Located at Block 316B Ang Mo Kio Street 31, this Giant outlet offers another alternative for groceries and essentials.

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Food

The Ang Mo Kio BTO estate is near four food centres in Ang Mo Kio. Otherwise, you can go to ITE College, AMK Hub, or Djitsun Mall for food.

• 409 Ang Mo Kio Market & Food Centre: This is a major food centre located at 409 Ang Mo Kio Avenue 10. It is a well-known spot with a wide variety of hawker stalls, including famous ones for fish soup, vegetarian food, and BBQ chicken wings.
• 724 Ang Mo Kio Market & Food Centre: Situated in the heart of Ang Mo Kio Town Centre, this food centre is a short bus ride away. It is popular for stalls selling local favourites like mee rebus, fried kway teow, and minced meat noodles.
• 628 Ang Mo Kio Market & Food Centre: Located at Ang Mo Kio Avenue 4, this is another popular food centre known for its famous roasted meats, fishball noodles, and various other local delights.
• Ang Mo Kio Food Centre (Block 162): This hawker centre is another option that provides a range of traditional and popular food stalls.

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Fengshui

According to traditional Feng Shui masters, Ang Mo Kio is often considered an auspicious location. The town is part of a larger “Southern Dragon” landform, which is believed to bring stability and a steady flow of fortune.

The area is often described as being in the “Five Ghosts Transporting Treasures” formation. This is said to be particularly beneficial for those in business or commercial ventures, as it can help accumulate wealth.

The Ang Mo Kio area’s auspiciousness is also enhanced by its proximity to the “Elephant Sucking Water” landform, which is a reference to Peirce Reservoir. Water is a strong element in Feng Shui and is associated with wealth and prosperity.

Let’s look at several key external factors for a BTO project at this specific location.

The site is situated between Anderson Serangoon Junior College and ITE College Central, and near the intersection of two major roads. The presence of these large educational institutions could be seen as a positive influence, promoting learning and growth. However, a Feng Shui practitioner might also advise on the potential for “Sha Qi” (negative energy) from the heavy traffic on Ang Mo Kio Avenue 5, which can be mitigated by choosing higher floor units.

The site’s elevated position could offer unblocked views, which is considered highly auspicious in Feng Shui. An open view, particularly towards a park connector or the horizon, is seen as the “Red Phoenix” that brings aspirations and a bright future.

Regardless of the location, Feng Shui principles for BTO flats generally focus on creating a harmonious and balanced environment. When selecting a BTO unit, here are some general Feng Shui guidelines:

• Unit Orientation: According to Feng Shui principles for Period 9 (2024-2043), the most auspicious directions for a home’s facing are North and South, followed by Northwest and Southeast. A North-South facing unit is also beneficial for Singapore’s tropical climate as it is well-ventilated and shielded from the afternoon sun.
• Layout and Flow: An ideal unit should have a square or rectangular layout without missing corners, which ensures a smooth flow of “qi” (positive energy). The main door should not directly face the back door or a toilet door, as this can cause energy to flow out too quickly.
• Higher vs. Lower Floors: Higher floor units are generally preferred as they are less exposed to street noise and “poison arrows” from external features. However, some Feng Shui masters believe that higher floors can make it more challenging to accumulate “Di Qi” (ground energy), so a mid-to-high floor is often a good compromise.

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HDB Rent Prices

The median rent for a 3-room HDB flat in Ang Mo Kio is approximately $2,800 to $3,000 per month. Prices can vary based on location, with some listings near the site’s vicinity reaching up to $3,200. Median rent for a 4-room HDB flat is typically in the range of $3,300 to $3,600 per month. This is a popular flat type, and prices can go higher, with some fully-furnished and renovated units listed for up to $4,100. For larger 5-room flats, the median rent is generally around $3,600 to $3,900 per month. Prices for these flats can reach over $4,000, especially for well-maintained units with good access to amenities.

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HDB Resale Prices

The HDB resale market in Ang Mo Kio has seen consistent price appreciation from 2024 to 2025, with median prices for most flat types rising significantly over the last few years. While the overall market has shown signs of stabilising in early 2025, Ang Mo Kio’s prices remain robust, particularly for flats in desirable locations.

The number of HDB resale flats in Ang Mo Kio transacting for $1 million or more has been on the rise. Several flats in newer BTO projects like Cheng San Court have set new record prices for the area.

Based on recent transactions, here are the general price ranges for HDB resale flats in the vicinity of Ang Mo Kio Avenue 5 and Street 81: Older 3-room flats in the area are typically transacting in the range of $400,000 to $500,000. 4-Room HDB flats are the most common flat type in the area. Prices for 4-room flats show a wide range, from around $550,000 for older flats to over $1 million for newer, larger units or those with a premium location and high floor. 5-Room flats, particularly those in newer BTO developments, are commanding high prices. Resale prices are generally in the range of $700,000 to over $1.2 million.

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$1 Million Dollar HDBs in Ang Mo Kio

Ang Mo Kio has seen a notable increase in million-dollar HDB transactions in recent years, with many of these record-breaking sales occurring in newer estates that have recently met their Minimum Occupation Period (MOP).

Here is a list of some of the most recent and significant historical $1 million HDB transactions in Ang Mo Kio:

• Block 590B Ang Mo Kio Street 51: In July 2025, a 4-room flat at was sold for $1,138,888. This transaction set a new record for the most expensive 4-room HDB flat ever sold in Ang Mo Kio. This block is part of the Cheng San Court project, which has been the location for a majority of the town’s million-dollar 4-room sales.
• Block 588B Ang Mo Kio Street 52: In May 2025, a 5-room flat transacted for S$1.5 million, setting a new record for the most expensive 5-room HDB flat in Ang Mo Kio. This unit is part of the DBSS (Design, Build and Sell Scheme) project Park Central @ AMK.
• Block 422 Ang Mo Kio Avenue 3: In August 2024, a 45-year-old HDB Executive flat was sold for a record S$1.32 million. This adjoined flat, measuring 1,873 sq ft, set a new record for the most expensive resale flat in the estate at the time of the transaction.
• Block 310B Ang Mo Kio Avenue 1: An Executive Apartment here was sold for S$1.01 million in November 2020. This was one of the earliest million-dollar transactions in Ang Mo Kio and is part of the Teck Ghee Vista estate.
• Block 180 Ang Mo Kio Avenue 5: A jumbo HDB flat (two adjoining 3-room flats) here was the first to cross the million-dollar mark in Ang Mo Kio in June 2020, selling for S$1.03 million.

A significant number of the million-dollar transactions are from relatively newer flats, such as those in the Cheng San Court and Park Central @ AMK projects, which have recently completed their MOP. In particular, about 70% of the million-dollar 4-room resale transactions in the past three years have come from the Cheng San Court project alone. Executive flats and adjoined jumbo flats, which are larger in size, have been the earliest and most frequent types to cross the million-dollar mark.

The number of million-dollar transactions in Ang Mo Kio has been on a sharp rise, with 67 such transactions in 2024, compared to 31 in 2023. This reflects the increasing value placed on well-located and larger HDB flats in mature estates.

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