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condo · 439845

Amber Point

Project page · Freehold

Indicative value range
S$3,801,805 – S$3,946,688
Indicative mid S$3,820,000 · S$2,260 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026Amber Point21-251,690 sqftS$3,820,000S$2,260 psf×1.000S$2,260 psf
Mar 2026Amber Point16-201,668 sqftS$3,780,000S$2,266 psf×0.988S$2,239 psf
Feb 2026Amber Point21-251,690 sqftS$4,122,000S$2,439 psf×0.988S$2,410 psf

How accurate is this estimate for Amber Point?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Amber Point since.

Median error
5.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.99% gross yield

S$75,900 of rent a year against the estimate above · 1.16 points below flats like it

Leases signed here within a quarter of this size run about S$6,325 a month, the middle of 26 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261600-1700 sqft—Non-landed PropertiesS$7,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$7,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,800
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,600
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500

median of 26 URA rental contracts at Amber Point within a quarter of 157 sqm, since 2025Q4.

Buying or selling at S$3,820,000?

Buying: Stamp duty on S$3,820,000 · Cash and CPF needed on S$3,820,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,820,000.

Each opens with this figure filled in; change anything there.

Primary schools near 1 Amber Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Amber Point · 21-25 · Condominium
1,690 sqftS$3,820,000S$2,260 psf
Mar 2026
Amber Point · 16-20 · Condominium
1,668 sqftS$3,780,000S$2,266 psf
Feb 2026
Amber Point · 21-25 · Condominium
1,690 sqftS$4,122,000S$2,439 psf
Jun 2025
Amber Point · 16-20 · Condominium
1,690 sqftS$3,820,000S$2,260 psf
Jul 2024
Amber Point · 26-30 · Condominium
1,690 sqftS$3,880,000S$2,296 psf
Feb 2024
Amber Point · 01-05 · Condominium
1,690 sqftS$3,000,000S$1,775 psf
Oct 2023
Amber Point · 16-20 · Condominium
1,668 sqftS$3,600,000S$2,158 psf
Aug 2023
Amber Point · 16-20 · Condominium
1,690 sqftS$3,600,000S$2,130 psf
Mar 2022
Amber Point · 01-05 · Condominium
1,668 sqftS$2,830,000S$1,696 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.