🔥 Founder pricing — S$49/mo

CONDODistrict 12

AMPAS APARTMENTS

Details

Project: AMPAS APARTMENTS
TOP year: 1990
Tenure: Freehold
Total units: 43
Land size: 2,810 sqm (30,242 sqft)
Plot ratio: 2.8
Developer: Coming soon
Gross rental yield: Not enough rental data
Market segment: RCR
District: 12

Nearby Schools

HONG WEN SCHOOLSAP880 m
ANGLO-CHINESE SCHOOL (PRIMARY)Tier-1GEP1.93 km

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

1.8 km from Mount Pleasant (TEL Stage 5), opening 2026 · ~23 min walk

Relevant market insights

How District 12 compares across the market
Freehold vs leasehold — which performed better
Does being near an MRT lift returns

En-bloc likelihood: not yet rated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 31 of 43 units at AMPAS APARTMENTS. 84% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 71% have been held over 10 years.

84%

Free to sell now

26 of 31 tracked · past SSD

—

Sitting on a gain

too few resales on record to show

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 43 total recorded transactions.

								Sellable from
Dec 2024		Resale	$1,742,800	1,259	$1,384	—	5 JALAN AMPAS	Q4 2027
Aug 2024		Resale	$2,109,000	1,689	$1,249	—	5 JALAN AMPAS	Q3 2027
Aug 2024		Resale	$2,300,000	1,689	$1,362	—	5 JALAN AMPAS	Q3 2027
May 2024		Resale	$2,220,000	1,689	$1,314	—	5 JALAN AMPAS	Q2 2027
Feb 2024		Resale	$2,118,000	1,689	$1,254	—	5 JALAN AMPAS	Q1 2027
Mar 2023		Resale	$1,720,000	1,259	$1,366	—	5 JALAN AMPAS	Nowsince Q1 2026
Aug 2022		Resale	$1,700,000	1,259	$1,350	—	5 JALAN AMPAS	Nowsince Q3 2025
2018-03-27		Resale	$95,000,000	60,612	$1,567	—	5 JALAN AMPAS	Nowsince Q1 2021
2017-05-08		Resale	$1,250,000	1,259	$993	—	5 JALAN AMPAS	Nowsince Q2 2020
2010-12-06		Resale	$1,156,400	1,259	$919	—	5 JALAN AMPAS	Nowsince Q4 2013

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

50 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Verticus	51 m	2026-06-01	Resale	$2,280,000	936	$2,436
Neem Tree	142 m	2026-06-01	Resale	$1,068,000	624	$1,712
Prestige Heights	178 m	2026-06-01	Resale	$674,888	387	$1,744
Verticus	51 m	2026-05-01	Resale	$1,620,000	699	$2,318
Shaw Plaza - Twin Heights	142 m	2026-05-01	Resale	$2,520,000	1,420	$1,775
Prestige Heights	178 m	2026-05-01	Resale	$760,000	430	$1,767
The Axis	214 m	2026-05-01	Resale	$1,360,000	753	$1,806
The Axis	214 m	2026-05-01	Resale	$1,465,000	818	$1,791
Neem Tree	142 m	2026-04-01	Resale	$810,000	452	$1,792
Shaw Plaza - Twin Heights	142 m	2026-04-01	Resale	$1,978,000	1,237	$1,599
Va Residences	165 m	2026-04-01	Resale	$980,000	624	$1,571
Prestige Heights	178 m	2026-04-01	Resale	$690,000	376	$1,835
D'Mira	200 m	2026-04-01	Resale	$2,590,000	1,506	$1,720
The Axis	214 m	2026-04-01	Resale	$1,470,000	818	$1,797
Boon Teck Tower	188 m	2026-01-01	Resale	$2,100,000	1,657	$1,267
Papillon	218 m	2026-01-01	Resale	$1,395,000	936	$1,490
Verticus	51 m	2025-12-01	Resale	$1,850,000	775	$2,387
Va Residences	165 m	2025-11-01	Resale	$830,000	505	$1,644
Summer Green	173 m	2025-11-01	Resale	$1,838,800	1,291	$1,424
The Viridian	66 m	2025-10-01	Resale	$1,510,000	893	$1,691

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of AMPAS APARTMENTS. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

AMPAS APARTMENTShas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=31 traced current owners, 96.8% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at AMPAS APARTMENTS, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$2.1M, the median of recent sale transactions at AMPAS APARTMENTS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

134 within 1 km

Lowest

$1,010

psf

Average

$1,652

psf

Highest

$2,727

psf

This propertyNearby condo


37 m	Birchwood Mansions	FH	1990	$1,301
51 m	Verticus	FH	2024	$2,314
66 m	The Viridian	FH	2015	$1,684
91 m	Balestier Plaza	FH	—	—
120 m	Boon Teck Apartments	FH	—	—
125 m	Balestier Regency	FH	1990	$1,391
142 m	Neem Tree	FH	2018	$1,793
142 m	Kemaman View	FH	1994	—
142 m	Shaw Plaza - Twin Heights	FH	1999	$1,696
165 m	Boon Teck View	FH	—	—
165 m	Va Residences	FH	2016	$1,571
167 m	Boon Teck Lodge	FH	1994	—
173 m	Summer Green	FH	1996	$1,409
173 m	Kingsley Mansions	FH	—	—
178 m	Prestige Heights	FH	2011	$1,774
178 m	Hang Tat Garden	FH	1979	—
188 m	Boon Teck Tower	FH	1984	$1,267
188 m	Monarchy Apartments	FH	—	—
199 m	Goodwill Mansion	FH	1982	—
200 m	D'Mira	FH	2012	$1,723
200 m	Boon Teck Heights	FH	1987	—
214 m	The Axis	FH	2009	$1,785
218 m	Papillon	FH	2003	$1,502
219 m	Giffard Mansions	FH	1990	$1,135
220 m	Ritz Mansions	FH	1995	$1,472
240 m	Chelsea Grove	FH	2007	$1,358
240 m	De Paradiso	FH	2004	$1,594
241 m	Nova 88	FH	2012	$1,642
245 m	The Interweave	FH	2014	$1,644
252 m	Nova 48	FH	2011	$1,732
256 m	Mandale Heights	FH	2004	$1,903
261 m	Regal Court	FH	1997	$1,368
261 m	Victory Heights	FH	1997	$1,235
264 m	Ecoville	FH	—	—
269 m	Public Mansion	FH	—	—
270 m	D'Lotus	FH	2008	$1,629
271 m	Kim Keat Lodge	FH	—	—
284 m	De Royale	FH	2006	$1,901
286 m	Rajah Towers	FH	1983	$1,442
289 m	Montebleu	FH	2010	$1,959
297 m	Crescent Building	FH	—	—
304 m	Ascent @ 456	FH	2017	$1,483
309 m	Minbu Court	FH	1986	$1,364
323 m	Medge	FH	2007	$1,718
323 m	D' Ixoras	FH	2011	$1,621
326 m	Belmondo View	FH	—	—
329 m	Mandalay Mansion	FH	—	$1,348
337 m	Minbu Villa	FH	1981	$1,303
339 m	Kim Keat Gardens	LH	2003	$1,057
340 m	Kim Keat House	FH	1999	$1,113
353 m	The Tier	FH	2011	$1,548
359 m	Cradels	FH	2015	$1,702
359 m	Melrose Court	FH	1996	—
364 m	Mandalay Towers	FH	1974	$1,567
367 m	Ken Mansion	FH	1982	—
367 m	The Verve	FH	2012	$1,577
368 m	Pavilion 11	FH	2009	$2,148
389 m	Bliss Loft	FH	2012	$1,346
389 m	Ruby Apartments	FH	1992	—
391 m	Balestier Point	FH	1986	$1,290
405 m	Parc Haven	FH	2004	$1,339
407 m	Balestier 288	FH	—	—
409 m	The Ansley	FH	2004	$1,943
411 m	Casa Fortuna	FH	2011	$1,555
412 m	Nadia Mansions	FH	1985	$1,372
416 m	Skysuites17	FH	2014	$1,912
416 m	Diamond Tower	FH	1977	—
442 m	8 Bassein	FH	2015	$1,852
442 m	Chong Kim Apartment	FH	1982	—
447 m	Victory Point	FH	—	—
448 m	Ava Towers	FH	1993	$1,539
452 m	Wai Wing Centre	FH	1991	—
455 m	Calarasi	FH	2004	$1,490
468 m	Shan Gate Apartments	FH	—	—
475 m	M21	FH	2010	$1,927
475 m	Mandalay Ville	FH	1981	—
494 m	Bassein Court	FH	1993	—
504 m	Le Shantier	FH	1997	$1,540
508 m	Pastoral View	FH	1986	—
510 m	Balestier Complex	FH	1981	—
510 m	Okio	FH	2015	$1,821
523 m	Scenic Heights	FH	2005	$1,598
529 m	Jubilation Apartment	FH	1986	—
529 m	Zedge	FH	2010	$1,836
541 m	One Akyab	FH	—	—
546 m	Urban Heritage	FH	—	$1,394
547 m	Shan Court	FH	1975	—
547 m	Ariva On Shan Serviced Residence	FH	—	—
557 m	The Centrio	FH	2009	$1,716
559 m	City Suites	FH	2017	$1,879
559 m	Waldorf Mansions	FH	1991	—
564 m	The Marque @ Irrawaddy	FH	2009	$1,647
568 m	Rocca Balestier	FH	2005	$1,477
571 m	Pinnacle 16	FH	2006	$1,756
573 m	Casa Irrawaddy	FH	1995	$1,685
581 m	Viio @ Balestier	FH	2018	$1,851
603 m	Balestier Towers	FH	1991	—
614 m	Iresidences	FH	2011	$1,961
614 m	Elegance View	FH	1984	—
620 m	Domus	FH	2012	$1,876
626 m	Monville Mansions	FH	1994	$1,134
649 m	The Mezzo	FH	2012	$1,681
649 m	Ruby Plaza	FH	1981	—
669 m	The Belleforte	FH	—	—
669 m	Balestier Mansion	FH	—	—
820 m	Moulmein Court	FH	—	$1,549
826 m	One Dusun Residences	FH	2016	$1,784
832 m	Gallery Fifteen	FH	—	—
838 m	Dusun Grove	FH	1986	—
846 m	Treasure Loft	FH	—	—
849 m	New Court	FH	2000	$1,347
861 m	Eastpac Building	FH	1983	$1,010
866 m	La Maison	FH	1999	$1,966
870 m	The Citrine	FH	2008	$1,691
888 m	Vista Residences	FH	2013	$2,102
890 m	City Edge	FH	2007	$1,998
895 m	Novena Hill	FH	—	$1,735
908 m	1 Moulmein Rise	FH	2003	$2,297
911 m	Cityscape @Farrer Park	FH	2014	$1,682
911 m	Mergui Lodge	FH	1989	—
921 m	Suites @ Shrewsbury	FH	2012	$1,913
923 m	Neu At Novena	FH	2025	$2,727
925 m	Grand Tower	FH	1978	—
927 m	The Springs	FH	2003	$1,958
936 m	Forte Suites	FH	2016	$1,827
940 m	Rangoon View	FH	2000	$1,231
948 m	Moulmein Green	FH	1998	—
952 m	Global Ville	FH	2000	$1,523
952 m	Trellis Towers	FH	2000	$2,083
955 m	8 Raja	FH	2013	$1,598
966 m	Apleton View	FH	2003	$1,972
989 m	Novelis	FH	—	$1,879
992 m	Clydes Residence	FH	2005	$1,640
996 m	The Arte	FH	2010	$1,934

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Hong Wen School≤ 1 km880 m
St. Joseph'S Institution Junior1–2 km1.11 km
CHIJ Primary (Toa Payoh)1–2 km1.26 km
Pei Chun Public School1–2 km1.27 km
Kheng Cheng School1–2 km1.31 km
Farrer Park Primary School1–2 km1.54 km
First Toa Payoh Primary School1–2 km1.65 km
St Andrew'S School (Junior)1–2 km1.67 km
Bendemeer Primary School1–2 km1.67 km
Anglo-Chinese School (Primary)1–2 km1.93 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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