Ampas Apartments Investment Returns: Rental Yield Analysis 2026

Ampas Apartments Investment Returns: What Rental Yields Tell You About This D12 Property

Ampas Apartments offers investors a 2.9% implied rental yield[1], positioning it as a moderate-return investment in Singapore's District 12 market. For property buyers considering this freehold condominium on Jalan Ampas, understanding the rental income potential is crucial to evaluating whether the investment aligns with your financial goals. This analysis breaks down the real numbers behind Ampas Apartments' investment performance and helps you determine if this Toa Payoh-Balestier development deserves a place in your portfolio.

Understanding Ampas Apartments' Current Rental Yield Performance

The 2.9% rental yield[1] at Ampas Apartments represents the annual rental income you can expect relative to the property's purchase price. With indicative rental rates ranging from S$3.0 to S$3.7 per square foot per month, averaging S$3.3 psf pm[1], a typical 3-bedroom unit (1,200-1,700 sqft)[4] would generate monthly rental income of approximately S$3,600 to S$6,210, depending on unit size.

To put this in perspective, the current market price for Ampas Apartments units hovers around S$1,384 psf as of December 2024[7], meaning a 1,400 sqft unit would cost roughly S$1.94 million. At the average rental rate of S$3.3 psf pm, this unit would generate approximately S$4,620 in monthly rent, or S$55,440 annually—translating to that 2.9% yield.

How Ampas Apartments Compares to D12 Market Standards

A 2.9% rental yield places Ampas Apartments in the moderate range for District 12 properties. While this may seem lower than newer developments or properties in higher-demand areas, it reflects the reality of investing in an established 1990-built freehold condominium with strong location fundamentals. The trade-off is stability: Ampas Apartments' proximity to Toa Payoh MRT (just 10 minutes away)[4] and established residential character attract consistent tenant demand.

Homejourney's research shows that D12 properties typically deliver yields between 2.5% and 3.5%, depending on the specific location and property age. Ampas Apartments sits comfortably within this range, suggesting the rental market has already priced in the property's characteristics. For investors prioritizing capital appreciation over high rental income, this moderate yield may be acceptable given the property's freehold tenure and strategic location.

Breaking Down Monthly Rental Income by Unit Type

Understanding potential rental income requires looking at specific unit configurations available at Ampas Apartments. The development primarily offers 3-bedroom units ranging from 1,200 to 1,700 sqft[4]. Here's what you can realistically expect:

1,200 sqft unit: S$3,960 monthly rent (S$3.3 psf × 1,200) = S$47,520 annually
1,450 sqft unit: S$4,785 monthly rent (S$3.3 psf × 1,450) = S$57,420 annually
1,700 sqft unit: S$5,610 monthly rent (S$3.3 psf × 1,700) = S$67,320 annually

These figures use the average rental rate of S$3.3 psf pm[1]. Actual rents may vary based on unit condition, floor level, and specific amenities. Units with premium features (corner units, high floors, renovated kitchens) can command the upper end of the S$3.0-S$3.7 psf range, while standard units may rent closer to S$3.0 psf.

The Role of Property Appreciation in Total Investment Returns

While rental yield tells part of the investment story, capital appreciation is equally important. Ampas Apartments' historical pricing shows resilience: the property reached a high of S$1,384 psf in December 2024[7], reflecting steady appreciation from its 1990 completion date. For long-term investors, the combination of 2.9% annual rental yield plus potential capital gains creates a more complete return picture.

Freehold properties like Ampas Apartments typically appreciate more steadily than leasehold developments because they don't face lease decay concerns. Over a 10-year holding period, investors might reasonably expect 2-3% annual capital appreciation, which combined with the 2.9% rental yield, could deliver total returns of 5-6% annually. This makes Ampas Apartments attractive for investors seeking balanced returns rather than maximum rental income.

Tenant Demand and Rental Market Stability in Toa Payoh-Balestier

Ampas Apartments' rental yield depends on consistent tenant demand. The location offers several factors that support strong rental appeal. Proximity to Toa Payoh MRT Station (NS19, just 10 minutes away)[7] makes commuting convenient for working professionals. The nearby Novena MRT Station (NS20, 12 minutes away)[7] provides additional connectivity to the business district and Orchard Road shopping area.

The Toa Payoh area attracts diverse tenant profiles: young professionals, families with school-age children, and expats seeking established neighborhoods with mature amenities. Nearby schools including Balestier Hill Primary School and Global Indian International School[4] appeal to families. The proximity to Tan Tock Seng Hospital[4] attracts healthcare workers and medical professionals. This diverse tenant base reduces vacancy risk and supports stable rental income.

Tax Implications for Ampas Apartments Investors

Property investors must account for taxation when calculating actual investment returns. From 2026, non-owner-occupied residential properties at Ampas Apartments face progressive property tax on Annual Value (AV), ranging from 12% to 36%[3]. This is a significant consideration that reduces net rental yield.

For example, if your property has an estimated AV of S$15,000 annually (based on rental income), you might owe S$1,800-S$5,400 in annual property tax, depending on your tax bracket. This reduces your effective yield from 2.9% to approximately 2.3-2.6%. Additionally, rental income is subject to income tax at your marginal rate. Homejourney recommends consulting a tax professional to model your specific tax situation before investing.

Evaluating Ampas Apartments Against Your Investment Goals

The 2.9% rental yield at Ampas Apartments suits specific investor profiles. If you're seeking steady, reliable income from a well-located property with strong tenant demand, this yield is acceptable. If you prioritize maximum rental returns, you might explore properties in emerging areas or newer developments with higher yields.

Consider these questions when evaluating Ampas Apartments as an investment:

Are you comfortable with a 2.9% yield, or do you need 4%+ annual rental income?
How important is capital appreciation versus immediate rental cash flow?
Can you manage the property's age (built 1990) and potential maintenance costs?
Do you value the freehold tenure and established location over newer developments?
How will property tax and income tax affect your net returns?

Homejourney's approach prioritizes helping you make informed decisions based on your personal financial situation. We encourage investors to model different scenarios and consider professional financial advice before committing capital.

Financing Your Ampas Apartments Investment

Understanding how financing affects your investment returns is critical. Most investors use mortgage financing to purchase property, which leverages their capital and can enhance returns if property appreciation exceeds borrowing costs. For Ampas Apartments, current mortgage rates and down payment requirements directly impact your cash-on-cash return.

With a typical 80% loan-to-value mortgage, you'd need 20% down payment on a S$1.94 million purchase (approximately S$388,000). If mortgage rates are around 4.5% annually, your annual interest cost on the S$1.55 million loan would be roughly S$69,750. Subtract this from your S$55,440 annual rental income, and you'd have negative cash flow of S$14,310 in year one—a common scenario for Singapore property investors who expect capital appreciation to drive returns.

Use Homejourney's mortgage calculator Bank Rates to model different financing scenarios and understand how down payment size, loan tenure, and interest rates affect your investment returns. This helps you determine whether Ampas Apartments fits your investment strategy.