Centro Residences Review — Ang Mo Kio · D20
HuatScore: 89/100 — Solid Choice!
Is Centro Residences a good buy?
HuatScore rates Centro Residences 89/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Plan a patient exit. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2012
- Units: 329
- Developer: Far East Organization
- Avg PSF: ~$2,000 psf
- Price from: S$0.68M
Live market data
- Resale transactions (12mo): 24
- Recent resale PSF: ~$2,080 psf
- Gross rental yield: 2.8%
What works in its favour
- Both anchors locked in: 418m to JING SHAN PRIMARY SCHOOL and 143m (~2-min walk) to Ang Mo Kio MRT (Exit C). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Deep future upgrader pool: Live count: 6 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 580 HDB blocks total within 2km), and 3 nearby BTOs (incl. Ang Mo Kio Jun 2026 BTO, ~2031) add a fresh upgrader wave from ~2036. These upgraders are your most natural buyers when you exit.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Plan a patient exit: Exit scores 6/10 across 329 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
Who Centro Residences suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
#5 of 38 condos in D20 for resale volume — this one moves. No drama, just numbers. Quietly strong one.