Overview & Key Facts
AMBER SKYE is a freehold condominium at AMBER ROAD in District 15 (RCR), developed by CS AMBER DEVELOPMENT PTE LTD, comprising 109 units, completed in 2017.
Location & Connectivity
AMBER SKYE is approximately 690m from Tanjong Katong MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanjong Katong | Thomson-East Coast Line | 690m |
| Marine Parade | Thomson-East Coast Line | 920m |
| Dakota | Circle Line | 1.4 km |
| Katong Park | Thomson-East Coast Line | 1.5 km |
Schools & Education
13 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 710m |
| Tanjong Katong Primary School | Primary | 770m |
| Tao Nan School | Primary | 850m |
| Broadrick Secondary School | Secondary | 980m |
| EtonHouse International School (Broadrick) | International | 980m |
| Canadian International School (Tanjong Katong) | International | 990m |
| Tanjong Katong Girls' School | Secondary | 1.1 km |
| Haig Girls' School | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $2,410 psf | $1,270,888 |
| 3 BR | 25 | $2,261 psf | $2,706,956 |
| 4 BR | 1 | $1,930 psf | $2,950,000 |
| 5+ BR | 10 | $1,553 psf | $5,963,514 |
Market Position
AMBER SKYE has recorded 37 sales at an average price of $3,554,863.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AMBER SKYE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,538/mo | $1,270,888 | 3.34% |
| 3 BR | $7,013/mo | $2,706,956 | 3.11% |
| 4 BR | $13,929/mo | $2,950,000 | 5.67% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 11 | $1,769 psf | — |
| 2022 | 4 | $2,061 psf | ↑ 16.5% |
| 2023 | 5 | $1,933 psf | ↓ 6.2% |
| 2024 | 8 | $2,235 psf | ↑ 15.6% |
| 2025 | 8 | $2,317 psf | ↑ 3.7% |
| 2026 | 1 | $2,607 psf | ↑ 12.5% |
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AMBER SKYE prices sit at a fresh series high after a 12.5% gain on the prior period, now 47.4% above the 2021 starting level.
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
- Only 5 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, long-term hold (10+ yr) and freehold / generational hold. Parking and arterial road access matter more here than walking-distance MRT.
For yield-focused investors, foreign / absd-aware buyers and first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr) — other options likely serve them better. TOP 2017 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
AMBER SKYE is a freehold development in District 15 (RCR), with 109 units, offering a gross yield of 2.0%.
At ~$2,350 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full AMBER SKYE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing AMBER SKYE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (900m away), an upgrader gap of about $2,900,000
- Geylang — 4-room average $761,443 (1.3 km away), an upgrader gap of about $2,800,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $2,650,000
FAQ
What is the average PSF for AMBER SKYE?
Is AMBER SKYE freehold?
What is the rental yield for AMBER SKYE?
Which MRT is nearest to AMBER SKYE?
Sources & Next Steps
- AMBER SKYE 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: 163 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 37 records analysed · Source: URA private-sale caveats