Ampas Apartments Price Trends and Market Analysis: Your Complete D12 Buying Guide
Ampas Apartments represents a compelling opportunity in Singapore's District 12, with current market prices ranging from S$1.7 million to S$2.3 million[1]. This freehold development on Jalan Ampas in the Balestier-Toa Payoh precinct has established itself as a sought-after address for both owner-occupiers and investors seeking value in a well-connected location. Understanding the price trends and market dynamics of this 43-unit development is essential for making an informed purchasing decision.
At Homejourney, we believe that transparent, verified information is the foundation of confident property decisions. This guide synthesizes current market data to help you understand Ampas Apartments' position in the D12 market and whether it aligns with your investment or lifestyle goals.
Current Market Pricing and Available Units
As of January 2026, Ampas Apartments is actively trading in the secondary market with units priced between S$1.7 million and S$2.3 million[1]. Recent transactions show pricing at approximately S$1,384 per square foot (psf)[4], reflecting the development's established position within District 12's competitive landscape.
The development comprises 43 units in total[3], with availability varying throughout the year. Mid-floor units are currently available for purchase[5], representing the typical market offering. Most units at Ampas Apartments range from 2-bedroom to 4-bedroom configurations, with varying floor heights and orientations that influence individual unit pricing within the quoted range.
To explore specific available units and their exact pricing, view all units for sale at Ampas Apartments on Homejourney where you can filter by bedroom count, floor level, and price range to find properties matching your requirements.
Understanding the Price Trend Analysis
Price trends for Ampas Apartments are tracked through monthly transacted sales data over the past three years[2]. This historical perspective reveals how the development has performed relative to broader District 12 market movements and provides insight into appreciation patterns that matter for investment decisions.
The freehold status of Ampas Apartments is a significant advantage in Singapore's property market. Unlike leasehold properties that depreciate as lease tenure decreases, freehold properties maintain their value trajectory more consistently, making them attractive for long-term wealth accumulation. This characteristic supports the development's pricing resilience during market cycles.
Recent transaction data indicates that the S$1.74 million sale price point[1] represents realistic market activity, suggesting strong buyer interest at the lower end of the pricing spectrum. Properties in this price range typically represent smaller unit sizes or lower floor levels, while premium units command the upper end of the S$2.3 million range.
Why Ampas Apartments Attracts Buyers and Investors
Prime District 12 Location: Ampas Apartments sits in the heart of Toa Payoh-Balestier, one of Singapore's most established residential districts. The location offers the balance of maturity (excellent amenities and transport links) with ongoing rejuvenation, creating both lifestyle appeal and investment stability.
Exceptional Connectivity: The development benefits from proximity to multiple MRT stations. Toa Payoh MRT Station is approximately 800 meters away (roughly 10-minute walk), while Novena MRT Station provides an alternative connection. This dual-station proximity is rare in Singapore and significantly enhances both daily convenience and long-term value.
Established Community Amenities: The Balestier-Toa Payoh precinct is home to established shopping centers, hawker complexes, and recreational facilities. Residents enjoy immediate access to dining, retail, and services without the need to travel far from home. This maturity of amenities supports rental demand and owner satisfaction.
Investment Potential: The freehold tenure combined with strong location fundamentals makes Ampas Apartments attractive for investors seeking rental income. The area attracts both families and young professionals, supporting consistent tenant demand and competitive rental yields.
Price Analysis: What You're Actually Paying For
At approximately S$1,384 psf[4], Ampas Apartments offers competitive pricing within District 12. This price point reflects several factors: the freehold status, established location, mature amenities, and the development's age and condition. Understanding this pricing helps you assess whether the property represents value for your specific needs.
For a typical 1,600 sqft unit at this psf rate, you'd expect pricing around S$2.2 million—at the higher end of the current range. Smaller units (1,200 sqft) would price closer to S$1.65 million, while larger units (1,800+ sqft) could approach or exceed S$2.5 million. These calculations help you understand which unit sizes exist within the quoted price range.
To assess your purchasing power and understand monthly payment implications across different unit sizes, use Homejourney's mortgage calculator which factors in current interest rates, down payment requirements, and your CPF eligibility. This tool removes guesswork from affordability calculations.
Location Advantages That Drive Value
Transport Connectivity: Beyond the nearby MRT stations, Ampas Apartments benefits from excellent bus connectivity. Multiple bus routes serve the Jalan Ampas area, providing flexibility for commuters. The location is approximately 15-20 minutes by MRT to the Central Business District, making it attractive for working professionals.
Educational Institutions: The area is home to several primary and secondary schools, including established institutions that serve the residential community. For families with school-age children, this proximity eliminates long commutes and supports the development's appeal to upgrading families.
Recreation and Parks: Toa Payoh Town Park and surrounding green spaces provide residents with outdoor recreation options. The mature neighborhood character means established cycling paths, jogging routes, and community facilities that enhance lifestyle quality.
Healthcare and Services: Proximity to medical facilities, dental clinics, and essential services means residents can access healthcare conveniently. This is particularly important for families and older residents considering long-term residence.
Financing Your Ampas Apartments Purchase
For most buyers, financing is a critical component of the purchase decision. At the S$1.7-2.3 million price range, most buyers utilize a combination of CPF and bank financing. Here's what you should understand:
- Down Payment: Most banks require 25% down payment for HDB upgraders, though this can vary. For first-time private property buyers, down payment requirements may differ. Homejourney's mortgage resources can clarify your specific situation.
- CPF Usage: You can use your CPF Ordinary Account to fund the down payment and service the mortgage, significantly reducing cash outlay. CPF withdrawal limits apply based on your age and property price.
- ABSD Considerations: Additional Buyer's Stamp Duty rates vary based on your citizenship status and whether this is your first property. First-time Singapore citizen buyers face lower ABSD rates than upgraders or foreign buyers.
- Loan Quantum: Banks typically offer loan-to-value ratios of 75% for owner-occupiers, meaning you'd borrow up to 75% of the property value. Interest rates vary by bank and your financial profile.
To understand your specific financing position, check current bank rates and mortgage options on Homejourney, which provides transparent information about rates, terms, and eligibility criteria from multiple financial institutions.
Investment Potential and Rental Yield Outlook
For investors considering Ampas Apartments, the rental market in Toa Payoh-Balestier is robust. The area attracts young professionals, families, and upgraders seeking convenient locations without premium price tags. Typical rental yields in this area range from 3-4% annually, depending on unit size and condition.
A S$2 million unit renting for S$4,500-5,500 monthly would generate yields within this range. The area's established infrastructure and strong transport links support consistent tenant demand, reducing vacancy risk compared to newer developments in emerging areas.
Capital appreciation has historically been steady rather than spectacular in mature District 12 locations. However, the freehold status provides downside protection—the property won't depreciate due to lease decay like leasehold properties. This stability appeals to investors seeking long-term wealth accumulation rather than short-term speculation.
Future developments in the broader Toa Payoh area, including potential rejuvenation initiatives and improved connectivity, could support gradual appreciation. However, property investment should be evaluated on current fundamentals rather than speculative future developments.
The Buying Process at Ampas Apartments
Understanding the purchase timeline helps you plan appropriately. The typical process involves:
