Overview & Key Facts
SUITES @ AMBER is a freehold condominium at AMBER ROAD in District 15 (RCR), developed by MACLY PTE LTD, comprising 28 units, completed in 2011.
Location & Connectivity
SUITES @ AMBER is approximately 690m from Marine Parade MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Parade | Thomson-East Coast Line | 690m |
| Tanjong Katong | Thomson-East Coast Line | 810m |
Schools & Education
11 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 560m |
| Tanjong Katong Primary School | Primary | 760m |
| Tao Nan School | Primary | 790m |
| Canadian International School (Tanjong Katong) | International | 860m |
| Broadrick Secondary School | Secondary | 880m |
| EtonHouse International School (Broadrick) | International | 880m |
| Tanjong Katong Girls' School | Secondary | 950m |
| Haig Girls' School | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $1,943 psf | $920,000 |
| 1 BR | 2 | $1,890 psf | $1,200,000 |
| 2 BR | 5 | $1,937 psf | $1,820,000 |
| 3 BR | 1 | $1,932 psf | $2,350,000 |
Market Position
SUITES @ AMBER has recorded 9 sales at an average price of $1,641,111.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SUITES @ AMBER typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,429/mo | $1,200,000 | 3.43% |
| 2 BR | $3,628/mo | $1,820,000 | 2.39% |
| 3 BR | $4,446/mo | $2,350,000 | 2.27% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,689 psf | — |
| 2022 | 2 | $1,890 psf | ↑ 11.9% |
| 2023 | 3 | $1,872 psf | ↓ 0.9% |
| 2025 | 1 | $2,241 psf | ↑ 19.7% |
| 2026 | 2 | $2,006 psf | ↓ 10.5% |
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From the 2025 high, SUITES @ AMBER prices have given back 10.5% — still 18.8% 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 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 28-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: young couples (no kids), single professionals, car-owning households and yield-focused investors. The unit profile suits DINK couples valuing CBD/MRT access over square footage.
empty nesters / downsizers and p1 school balloting families should treat this as a shortlist candidate, not a default choice.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
SUITES @ AMBER is a freehold development in District 15 (RCR), with 28 units, offering a gross yield of 2.7%.
At ~$2,084 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full SUITES @ AMBER dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SUITES @ AMBER against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (660m away), an upgrader gap of about $1,000,000
- Geylang — 4-room average $761,443 (1.3 km away), an upgrader gap of about $900,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $750,000
FAQ
What is the average PSF for SUITES @ AMBER?
Is SUITES @ AMBER freehold?
What is the rental yield for SUITES @ AMBER?
Which MRT is nearest to SUITES @ AMBER?
Sources & Next Steps
- SUITES @ AMBER 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: 55 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 9 records analysed · Source: URA private-sale caveats