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apartment · 439853

Amber Skye

Project page · Freehold

Indicative value range
S$3,267,870 – S$3,462,187
Indicative mid S$3,420,430 · S$2,563 psf

Based on 4 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
Jul 2026Amber Skye01-051,281 sqftS$2,800,000S$2,186 psf×1.000S$2,186 psf
Jun 2026Amber Skye16-201,335 sqftS$3,480,000S$2,607 psf×1.000S$2,607 psf
Nov 2025Amber Skye16-201,335 sqftS$3,470,000S$2,600 psf×0.996S$2,589 psf
Nov 2025Amber Skye06-101,119 sqftS$2,850,000S$2,546 psf×0.996S$2,536 psf

How accurate is this estimate for Amber Skye?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Amber Skye since.

Median error
6.5%

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

A thin test: 6 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.

2.25% gross yield

S$76,800 of rent a year against the estimate above · 0.9 points below flats like it

Leases signed here within a quarter of this size run about S$6,400 a month, the middle of 42 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 20261300-1400 sqft3Non-landed PropertiesS$7,550
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,750
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,750
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,600
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,600
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,900
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,900
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,800

median of 42 URA rental contracts at Amber Skye within a quarter of 124 sqm, since 2025Q4.

Buying or selling at S$3,420,430?

Buying: Stamp duty on S$3,420,430 · Cash and CPF needed on S$3,420,430 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,420,430.

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

Primary schools near 8 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
Jul 2026
Amber Skye · 01-05 · Apartment
1,281 sqftS$2,800,000S$2,186 psf
Jun 2026
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,480,000S$2,607 psf
Nov 2025
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,470,000S$2,600 psf
Nov 2025
Amber Skye · 06-10 · Apartment
527 sqftS$1,270,888S$2,410 psf
Nov 2025
Amber Skye · 06-10 · Apartment
1,119 sqftS$2,850,000S$2,546 psf
Oct 2025
Amber Skye · 01-05 · Apartment
1,216 sqftS$2,550,000S$2,096 psf
Jun 2025
Amber Skye · 01-05 · Apartment
1,216 sqftS$2,520,000S$2,072 psf
Mar 2025
Amber Skye · 06-10 · Apartment
990 sqftS$2,450,000S$2,474 psf
Feb 2025
Amber Skye · 16-20 · Apartment
1,119 sqftS$2,700,000S$2,412 psf
Feb 2025
Amber Skye · 01-05 · Apartment
1,528 sqftS$2,950,000S$1,930 psf
Oct 2024
Amber Skye · 01-05 · Apartment
4,628 sqftS$6,750,000S$1,458 psf
Oct 2024
Amber Skye · 06-10 · Apartment
990 sqftS$2,338,000S$2,361 psf
Jun 2024
Amber Skye · 11-15 · Apartment
990 sqftS$2,315,000S$2,338 psf
Jun 2024
Amber Skye · 06-10 · Apartment
990 sqftS$2,290,000S$2,312 psf
Apr 2024
Amber Skye · 16-20 · Apartment
990 sqftS$2,315,000S$2,338 psf
Apr 2024
Amber Skye · 06-10 · Apartment
1,119 sqftS$2,630,000S$2,349 psf
Mar 2024
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,100,000S$2,323 psf
Feb 2024
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,200,000S$2,398 psf
Oct 2023
Amber Skye · 01-05 · Apartment
5,177 sqftS$7,400,000S$1,429 psf
Aug 2023
Amber Skye · 06-10 · Apartment
1,335 sqftS$2,928,000S$2,194 psf
Jul 2023
Amber Skye · 01-05 · Apartment
5,059 sqftS$7,500,000S$1,483 psf
Mar 2023
Amber Skye · 11-15 · Apartment
1,335 sqftS$3,010,000S$2,255 psf
Jan 2023
Amber Skye · 06-10 · Apartment
1,119 sqftS$2,580,000S$2,305 psf
Jul 2022
Amber Skye · 06-10 · Apartment
1,335 sqftS$2,950,000S$2,210 psf
Apr 2022
Amber Skye · 16-20 · Apartment
1,119 sqftS$2,550,000S$2,278 psf
Feb 2022
Amber Skye · 16-20 · Apartment
1,335 sqftS$2,880,000S$2,158 psf
Jan 2022
Amber Skye · 01-05 · Apartment
2,659 sqftS$4,250,000S$1,599 psf
Dec 2021
Amber Skye · 16-20 · Apartment
3,348 sqftS$5,330,000S$1,592 psf
Nov 2021
Amber Skye · 16-20 · Apartment
3,326 sqftS$5,426,400S$1,631 psf
Oct 2021
Amber Skye · 01-05 · Apartment
1,216 sqftS$2,191,500S$1,802 psf
Oct 2021
Amber Skye · 06-10 · Apartment
1,335 sqftS$2,975,000S$2,229 psf
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Showing 31 of 32.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.