Project Overview
Oak Ville @ AMK represents the latest BTO offering in Ang Mo Kio, classified as a Plus project with 1,425 units spread across multiple blocks along Ang Mo Kio Avenue 5, Street 81, and Street 82. This development is part of the October 2025 sales exercise, marking one of the largest BTO launches of the year with 9,144 flats across 10 projects.
Pine Ville @ AMK, in contrast, is a SERS replacement project housing 1,068 units across six residential blocks, specifically built for residents affected by the Ang Mo Kio Avenue 3 SERS announced in 2022. This represents what could be Singapore’s last major SERS project, as the government plans to eliminate SERS and finalize VERS by 2030.
🏢 Oak Ville vs Pine Ville @ AMK
Comprehensive Comparison of Ang Mo Kio's Latest Developments
💰 Indicative Pricing (99-year lease)
*Short lease options (15-45 years) available at lower prices for 2-room Flexi flats
• Bus services to Ang Mo Kio MRT
• Future: Cross Island Line access (2030)
• Near major roads: AMK Avenue 5
Nearby: ITE College Central, Anderson Serangoon JC, Nanyang Poly
Others: 7-storey MSCP with roof garden
• Green corridor connecting to proposed new park
• Smart-enabled homes
• Smart pneumatic waste system
• Eco-friendly features
✅ Advantages
- Fresh 99-year lease
- Lowest subsidy clawback (7%) for Plus
- Modern amenities & smart features
- Near educational institutions
- Mature estate with good facilities
- Green corridor & heritage design
⚠️ Considerations
- 10-year MOP restriction
- Cannot rent out entire unit (even after MOP, only room rental allowed)
- Not walking distance to MRT
- Subsidy clawback upon resale
- Higher pricing than Standard BTOs
- Likely high application rates
💰 SERS Pricing (Before SERS Grant)
*Prices shown before SERS grant. Balance flats sold via SBF at market rates
📅 Expected Completion: Q3 2027
• Future: Tavistock MRT (CR10) by 2029-2030
• Future: Teck Ghee MRT (CR12) by 2030
• Enhanced access via Cross Island Line
Nearby: AMK Hub, Jubilee Square, multiple hawker centres, Town Gardens
Recreation: MSCP roof garden, BBQ area, hard court
• Two 4-room sizes: 83sqm & 93sqm
• SERS compensation package included
• Priority for 606 affected households
• Fresh 99-year lease in mature estate
✅ Advantages
- Earlier completion (2027 vs 2029)
- Standard 5-year MOP (more flexible)
- No subsidy clawback
- Comprehensive on-site amenities
- Future CRL connectivity (2030)
- Fresh 99-year lease
- Mature estate surroundings
⚠️ Considerations
- Already under construction (limited availability)
- Priority for SERS residents
- Balance flats via SBF only
- Not walking distance to current MRT
- CRL stations not yet operational
- Some price appreciation already occurred
🎤 Final Meows
The Pine Ville Cat 🐱 Professional Void Deck Observer
Disclaimer: This info-graphic is based on current policy frameworks and market conditions as of October 2025, as observed from my favorite sunny spot in one of the AMK SERS blocks. Property markets are subject to government policy changes, economic conditions, and unforeseen factors—much like how my feeding schedule depends on whether my humans remember I exist or get distracted by property portals. While I’ve become quite the expert on HDB SERS matters between my 16-hour naps, I must insist that readers conduct their own due diligence and consult actual property professionals before making housing decisions. Unlike my opinions on the best napping spots in AMK (which are infallible), property advice requires proper human credentials. Meow responsibly.