Overview & Key Facts
AMBER RESIDENCES is a freehold condominium at AMBER ROAD in District 15 (RCR), developed by VODA LAND PTE LTD, comprising 114 units, completed in 2011.
Location & Connectivity
AMBER RESIDENCES is approximately 580m from Marine Parade MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Parade | Thomson-East Coast Line | 580m |
| Tanjong Katong | Thomson-East Coast Line | 830m |
Schools & Education
12 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 450m |
| Tanjong Katong Primary School | Primary | 700m |
| Tao Nan School | Primary | 710m |
| Canadian International School (Tanjong Katong) | International | 750m |
| Broadrick Secondary School | Secondary | 770m |
| EtonHouse International School (Broadrick) | International | 770m |
| Tanjong Katong Girls' School | Secondary | 830m |
| Haig Girls' School | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 20 | $1,923 psf | $2,291,894 |
| 4 BR | 6 | $2,121 psf | $3,423,333 |
| 5+ BR | 11 | $1,631 psf | $4,775,172 |
Market Position
AMBER RESIDENCES has recorded 37 sales at an average price of $3,213,643.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AMBER RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $7,053/mo | $2,291,894 | 3.69% |
| 4 BR | $10,027/mo | $3,423,333 | 3.51% |
| 5 BR | $18,000/mo | $4,775,172 | 4.52% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 15 | $1,685 psf | — |
| 2022 | 6 | $1,757 psf | ↑ 4.3% |
| 2023 | 5 | $2,042 psf | ↑ 16.2% |
| 2024 | 3 | $2,204 psf | ↑ 7.9% |
| 2025 | 8 | $2,062 psf | ↓ 6.4% |
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From the 2024 high, AMBER RESIDENCES prices have given back 6.4% — still 22.4% above the 2021 baseline.
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.
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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.
Best suited for
Who This Actually Suits
The profile fits long-term hold (10+ yr) and freehold / generational hold best. Freehold tenure removes lease-decay drag for a 10+ year hold.
car-owning households, yield-focused investors and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
short-term flippers (<5 yr) and en-bloc speculators should probably look elsewhere. TOP 2011 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
AMBER RESIDENCES is a freehold development in District 15 (RCR), with 114 units, offering a gross yield of 2.5%.
At ~$2,062 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full AMBER RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing AMBER RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (550m away), an upgrader gap of about $2,550,000
- Geylang — 4-room average $761,443 (1.2 km away), an upgrader gap of about $2,450,000
- Kallang/whampoa — 4-room average $882,887 (1.9 km away), an upgrader gap of about $2,350,000
FAQ
What is the average PSF for AMBER RESIDENCES?
Is AMBER RESIDENCES freehold?
What is the rental yield for AMBER RESIDENCES?
Which MRT is nearest to AMBER RESIDENCES?
Sources & Next Steps
- AMBER RESIDENCES 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: 37 transactions
- Rental data: 133 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 37 records analysed · Source: URA private-sale caveats