Four hundred and three rental contracts, and not one recorded resale. That is the unusual signature Amberglades leaves in the URA data: a 27-unit boutique block on Amber Gardens in District 15 whose owners, on the evidence, simply do not sell. Whatever you make of that, it is not the profile of a distressed asset — leases here have signed at anywhere from S$3,118 to S$7,100 per month, averaging S$4,611 (as of 2026-07).
For buyers, this creates a genuinely odd situation. The rental market has priced Amberglades hundreds of times over, giving landlords an unusually rich income record for such a small development. The sale market, by contrast, offers no price discovery at all: no recent PSF benchmark, no quantum reference, nothing to anchor a negotiation except the district around it.
That makes Amberglades a property you research from the outside in — using Amber-belt comparables, the rental record, and a healthy respect for what the data does not say. This review does exactly that, and is candid about where the gaps lie.
Amberglades sits in the Amber Gardens pocket of District 15, in the Rest of Central Region — one of the most actively redeveloped freehold enclaves in Singapore's east. Its neighbours define the price environment: The Continuum, the area's freehold benchmark, averages S$2,790 psf; Emerald of Katong S$2,640 psf; Amber Park S$2,548 psf; and the mega-development Grand Dunman S$2,536 psf (as of 2026-07). Against these 592-to-1,008-unit projects, Amberglades' 27 units make it one of the smallest addresses in the belt — a boutique holding surrounded by launch-scale towers, with a rental history far deeper than its size suggests. Rental depth without sale depth is rare, and it defines both the opportunity and the risk here.
Overview & Key Facts
AMBERGLADES is a condominium at AMBER GARDENS in District 15 (RCR), developed by , comprising 27 units.
Location & Connectivity
AMBERGLADES is located in District 15. Check the dashboard for full transport connectivity data.
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
- At 27 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for yield-focused investors, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
For heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
The standout asset is the rental record. For a development of only 27 units, 403 recorded lease contracts is a remarkable depth of income evidence — landlords here have decades' worth of repeat leasing behind them, with monthly rents spanning S$3,118 to S$7,100 and averaging S$4,611 (as of 2026-07). That spread suggests a mix of unit sizes and conditions finding tenants at different price points, and it means an investor can underwrite income with far more confidence than capital value. The rental-yield map puts that income in district context.
Boutique scale is the second draw. With 27 units, Amberglades offers the low-density, everyone-knows-everyone environment that the surrounding mega-projects cannot: no lift queues shared with a thousand households, no facilities crowded at the weekend. Buyers who value privacy and quiet over amenity count consistently pay for this format in the Amber area, and the supply of such small blocks shrinks every time one is redeveloped.
The address itself does much of the work. Amber Gardens is embedded in the Katong–Amber lifestyle belt, and the district's pricing power is visible in the S$2,500–2,800 psf range its newest projects command (as of 2026-07). A small block in a proven rental micro-market benefits from every dollar of placemaking its larger neighbours fund. ShiokNest's composite score of 70 for Amberglades — helped by a maximum market-trend reading for the area — reflects that borrowed strength. The gradient between Amber Gardens and the district's inland streets is easy to trace on the price heatmap, and Amberglades sits on the expensive side of it.
Finally, scarcity cuts both ways in the owner's favour. The same absence of resale listings that frustrates price discovery also signals holding conviction: units that never come to market tend to be tightly held for income or family use. When one does surface, it competes with nothing else in the building.
The absence of any recorded resale transaction is the defining risk, not merely a curiosity. There is no PSF benchmark, no recent quantum, and no way to know from URA transaction records what a fair price for an Amberglades unit is today (as of 2026-07). A buyer negotiates blind against a seller who knows the building; a future seller faces the same fog in reverse. Valuers will lean on the surrounding comparables, which are mostly newer, larger projects — an imperfect fit for a boutique block.
The dataset is equally silent on fundamentals that matter. Tenure is not recorded — the persona data attached to this property assumes freehold, but the digest itself lists no tenure, no completion year, and no developer, and that assumption should be verified against the title before any offer. Buying on an unverified freehold premise in a district where 99-year and freehold stock trade side by side is an expensive mistake to make.
Small-block economics deserve honest treatment. Twenty-seven units share every maintenance bill: lift overhauls, repainting, waterproofing — each levy is divided 27 ways, not 800. ShiokNest's en-bloc score is a lowly 39 ("Low" verdict), so a collective-sale exit is not a realistic base case. And buyers expecting the resort-grade facilities marketed by neighbouring launches will not find that amenity stack in a block this size — the trade-off for intimacy is a thin facilities deck. Nor is there any recorded completion year to anchor an assessment of the building's remaining service life — the structural survey, like the valuation, is entirely the buyer's homework. Anyone planning to modernise an older unit should also budget a meaningful renovation sum, as the persona data suggests, and stress-test the total outlay with the total-cost calculator.
- ✅ Yield-focused investors
- ✅ Long-term hold (10+ yr)
- ✅ Boutique low-density (<100 units)
- ⚠️ Heavy renovation / value seekers
- ❌ Resort facilities
Amberglades is a specialist's buy. The investment case rests on two well-documented facts — a deep, consistent rental record averaging S$4,611 a month across 403 leases (as of 2026-07), and a boutique 27-unit format in one of the east's strongest micro-markets — and one large unknown: what a unit is actually worth, in the absence of any resale benchmark. Add an unrecorded tenure that must be verified on title, and this is not a purchase to make casually.
Shortlist it if you are an income-oriented investor comfortable doing your own valuation work, or an owner-occupier who prizes low-density living on Amber Gardens and intends to hold for a decade or more. Compare the entry economics against the area's transacted alternatives on the comparison tool — if a seller's asking price approaches what The Continuum or Amber Park achieve per square foot, the newer buildings' liquidity and facilities almost certainly win.
Think in long holding periods. A block that produces zero resales in the URA record will not offer a quick exit; the sensible plan is to buy at a defensible discount to the district's benchmarks, let the rental income carry the hold, and treat any future redevelopment interest in the ageing Amber stock as a bonus.
FAQ
What is the average PSF for AMBERGLADES?
Is AMBERGLADES freehold?
What is the rental yield for AMBERGLADES?
Sources & Next Steps
- AMBERGLADES 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: 0 transactions
- Rental data: 403 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
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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