What does S$3.95 million buy on Amber Road in 2026? At Amber Point, the answer is a full-sized four-bedroom apartment in a freehold block of just 100 units — the kind of floor plate that newer District 15 launches rarely offer at any price. The average transacted price here reached S$3,951,000 at S$2,352 psf (as of 2026-03), and every one of the nine resale deals recorded since 2021 has been a four-bedder.
That single-configuration profile tells you almost everything about who this 1990-completed development serves. It is not a starter condo, not a rental machine, and certainly not a flip candidate — it is a family-sized freehold holding in the Amber enclave, a street where en-bloc history runs deep and land is scarce. Completed by Vermilio Investment Pte Ltd, the block has quietly appreciated from S$1,606 psf in 2021 to S$2,352 psf in 2026 on thin but consistent volume.
The question for buyers is whether the space-and-tenure argument outweighs the realities of a 36-year-old building with a 1.98% gross yield. This review works through both sides using the transaction record.
Amber Point sits in District 15's Joo Chiat–Amber–Katong belt, within the Rest of Central Region. Its 12-month average of roughly S$2,322 psf (as of 2026-03) places it in the 87th percentile of the district by price, yet it still trades at a visible discount to the new-generation neighbours: The Continuum, the closest freehold comparison, averages S$2,790 psf, Emerald of Katong S$2,640 psf, and Amber Park — the marquee freehold on the same street — S$2,548 psf. In effect, Amber Point is priced as established freehold stock: cheaper per square foot than the launches, but commanding larger absolute quantums because its units are simply bigger.
Overview & Key Facts
AMBER POINT is a freehold condominium at AMBER ROAD in District 15 (RCR), developed by VERMILIO INVESTMENT PTE LTD, comprising 100 units, completed in 1990.
Location & Connectivity
AMBER POINT is approximately 780m from Tanjong Katong MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanjong Katong | Thomson-East Coast Line | 780m |
| Marine Parade | Thomson-East Coast Line | 910m |
Schools & Education
10 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 760m |
| Tanjong Katong Primary School | Primary | 860m |
| Tao Nan School | Primary | 920m |
| Broadrick Secondary School | Secondary | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.1 km |
| EtonHouse International School (Broadrick) | International | 1.1 km |
| Tanjong Katong Girls' School | Secondary | 1.1 km |
| Haig Girls' School | Primary | 1.3 km |
Market Position
AMBER POINT has recorded 9 sales at an average price of $3,479,111.
Ranks in the top 13% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,606 psf | — |
| 2022 | 1 | $1,696 psf | ↑ 5.6% |
| 2023 | 2 | $2,144 psf | ↑ 26.4% |
| 2024 | 2 | $2,036 psf | ↓ 5.1% |
| 2025 | 1 | $2,260 psf | ↑ 11.0% |
| 2026 | 2 | $2,352 psf | ↑ 4.1% |
Loading chart data...
The latest reading marks the highest point in this series — AMBER POINT prices have climbed 46.4% since 2021.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 36+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, long-term hold (10+ yr), en-bloc speculators and freehold / generational hold. At ~780m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
mrt-walkable commuters, foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The clearest strength is tenure combined with scale. Freehold title on Amber Road, in a 100-unit development where the average four-bedroom deal was S$3,479,111 across the recorded resale history, gives owners a land-backed asset with no lease-decay clock. Between 2021 and 2026 the average PSF moved from S$1,606 to S$2,352 (as of 2026-03) — a substantial re-rating over five years, helped by the Thomson–East Coast Line arriving in the neighbourhood in 2024.
Connectivity has genuinely improved. Tanjong Katong MRT (TE25) now sits 0.78 km away and Marine Parade (TE26) 0.91 km, both on the Thomson–East Coast Line opened in 2024. That is a walk rather than a doorstep, but it converts what was once a car-dependent address into one with a credible rail option — you can sanity-check journey times on the commute-time map before committing.
For families, the school map is a strong card. CHIJ (Katong) Primary is 0.76 km away, Tanjong Katong Primary School 0.86 km, and Tao Nan School 0.92 km — three sought-after primaries within the 1 km balloting radius or close to it, with Broadrick Secondary and Tanjong Katong Girls' School slightly further out. Canadian International School's Tanjong Katong campus at 1.05 km adds an expatriate-tenant angle.
Finally, the redevelopment story is live rather than speculative. ShiokNest's en-bloc score of 61 ("Moderate") reflects a 36-year-old freehold building with a full 20/20 score on unit count — 100 units is a manageable collective-sale base — in a district where developers have repeatedly bought ageing freehold plots. Owners can track plot-ratio changes on the Master Plan map; even without an offer, the land value underpins the exit price.
- Freehold tenure, 100 units, all-large four-bedroom resale stock
- PSF up from S$1,606 (2021) to S$2,352 (2026, as of 2026-03)
- Two TEL stations under 1 km, both opened 2024
- Three popular primaries within roughly 1 km
Liquidity is the honest headline risk. Only two transactions were recorded in the past twelve months (as of 2026-03), and just nine since 2021. With every recorded sale being a four-bedder around the S$3.5 million mark, the buyer pool is narrow: when you sell, you are waiting for another family or long-hold investor with a S$4 million budget, not fishing in the deep two-bedroom market that Grand Dunman's 1,008 units or Tembusu Grand's 638 units serve. Thin volume also makes the pricing data noisy — single deals move the yearly average.
Yield is weak. Average rent across 92 leases is S$5,735 per month, which against the S$3.95 million average price works out to a gross yield of about 1.98% (as of 2026-03). After maintenance fees on large units in a 36-year-old building, net carry is slim — investors should stress-test the numbers in the cash-flow calculator before assuming rental income covers the mortgage.
Age and amenity gaps deserve scrutiny. A 1990 completion means original-era mechanical systems, and the walkability score of 58 hides uneven detail: the nearest mall is about 1.75 km away and the nearest supermarket registers well beyond walking distance in the dataset, so daily errands lean on a car. The persona data flags this as a property that suits car-owning households more than MRT-dependent ones, and buyers targeting a heavy renovation should budget accordingly. Foreign and PR buyers face a meaningful ABSD bill at this quantum — under prevailing IRAS stamp duty rules, the additional duty on a S$3.9 million purchase is substantial and should be computed before viewing.
- ✅ Long-term hold (10+ yr)
- ✅ Freehold / generational hold
- ✅ En-bloc speculators
- ✅ Car-owning households
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Yield-focused investors
Amber Point is a land-and-space proposition dressed as a condominium. The numbers frame it clearly: S$2,352 psf against S$2,548–2,790 psf for the freehold new builds on the same street (as of 2026-03), in exchange for a 1990-vintage building, a narrow four-bedroom-only resale market, and a 1.98% gross yield. Buyers who need liquidity, lock-and-leave convenience, or rental income should look at the larger, younger developments nearby — run the numbers side by side on the comparison tool before deciding.
Shortlist it if you are a family buying space near the Katong primary-school cluster with a ten-year-plus horizon, or a patient investor who wants freehold Amber Road exposure at a discount to Amber Park and The Continuum, with en-bloc optionality as the kicker. The 87th-percentile district pricing means you are not getting a bargain in absolute terms — you are paying for tenure, floor area, and address.
Hold thinking matters most here. Two transactions a year means exits take time; the sensible plan treats Amber Point as a minimum one-cycle hold, with the Thomson–East Coast Line effect and any collective-sale interest as upside rather than base case.
FAQ
What is the average PSF for AMBER POINT?
Is AMBER POINT freehold?
What is the rental yield for AMBER POINT?
Which MRT is nearest to AMBER POINT?
Sources & Next Steps
- AMBER POINT Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions
- Rental data: 92 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 9 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
HDB Alternatives Nearby
Weighing AMBER POINT against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (890m away), an upgrader gap of about $2,850,000
- Geylang — 4-room average $761,443 (1.4 km away), an upgrader gap of about $2,700,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $2,600,000