homequant
apartment · 439866

16 @ Amber

Project page · Freehold

Indicative value range
S$788,010 – S$1,027,732
Indicative mid S$839,091 · S$1,999 psf

Based on 33 sales in projects within 1 km, last 24 months. Search widened 3 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
Sept 2026Amber Park · 91 m16-20463 sqftS$1,350,000S$2,917 psf×1.000S$2,917 psf
Sept 2026Amber Park · 91 m11-15463 sqftS$1,238,000S$2,675 psf×1.000S$2,675 psf
Sept 2026The Vanderlint · 957 m01-05463 sqftS$880,000S$1,901 psf×1.000S$1,901 psf
Aug 2026Suites@ Katong · 977 m01-05474 sqftS$701,000S$1,480 psf×1.000S$1,480 psf
Jul 2026The Sea View · 382 m16-20527 sqftS$1,290,000S$2,446 psf×1.000S$2,446 psf
Jun 202616 @ Amber01-05420 sqftS$780,000S$1,858 psf×1.000S$1,858 psf
Jun 2026Amber Park · 91 m16-20463 sqftS$1,378,000S$2,977 psf×1.000S$2,977 psf
Jun 2026Haig 162 · 743 m06-10366 sqftS$705,000S$1,926 psf×1.000S$1,926 psf
May 202616 @ Amber06-10420 sqftS$830,000S$1,977 psf×1.000S$1,977 psf
May 2026The Vanderlint · 957 m01-05463 sqftS$810,000S$1,750 psf×1.000S$1,750 psf
May 2026Coralis · 913 m01-05495 sqftS$1,000,000S$2,020 psf×1.000S$2,020 psf
May 2026Nyon · 41 m06-10484 sqftS$1,100,000S$2,271 psf×1.000S$2,271 psf
Apr 2026Haig 162 · 743 m06-10355 sqftS$710,000S$1,999 psf×1.000S$1,999 psf
Apr 2026Haig 162 · 743 m11-15366 sqftS$710,000S$1,940 psf×1.000S$1,940 psf
Mar 2026Amber Park · 91 m06-10484 sqftS$1,450,000S$2,994 psf×0.988S$2,958 psf
Mar 2026Amber Park · 91 m01-05484 sqftS$1,315,000S$2,715 psf×0.988S$2,683 psf
Mar 2026Coastline Residences · 79 m11-15452 sqftS$1,120,000S$2,477 psf×0.988S$2,448 psf
Mar 2026Haig 162 · 743 m06-10366 sqftS$695,000S$1,899 psf×0.988S$1,877 psf
Jan 2026Coastline Residences · 79 m11-15452 sqftS$1,275,888S$2,822 psf×0.988S$2,789 psf
Nov 2025Coralis · 913 m11-15495 sqftS$1,025,000S$2,070 psf×0.996S$2,062 psf
Nov 2025Haig 162 · 743 m06-10366 sqftS$715,000S$1,954 psf×0.996S$1,946 psf
Nov 2025Isuites @ Marshall · 851 m01-05355 sqftS$685,000S$1,928 psf×0.996S$1,921 psf
Nov 2025Amber Skye · 80 m06-10527 sqftS$1,270,888S$2,410 psf×0.996S$2,400 psf
Sept 2025Suites@ Katong · 977 m01-05409 sqftS$688,000S$1,682 psf×1.003S$1,687 psf
Aug 202591 Marshall · 802 m01-05377 sqftS$705,000S$1,871 psf×1.003S$1,877 psf
Jul 2025Chelsea Lodge · 707 m01-05538 sqftS$855,000S$1,589 psf×1.003S$1,594 psf
Jul 2025Coralis · 913 m01-05495 sqftS$1,080,000S$2,181 psf×1.003S$2,188 psf
Jun 2025Nyon · 41 m11-15484 sqftS$1,200,000S$2,477 psf×1.006S$2,493 psf
Apr 202591 Marshall · 802 m01-05377 sqftS$688,000S$1,826 psf×1.006S$1,838 psf
Apr 2025Haig 162 · 743 m11-15366 sqftS$718,000S$1,962 psf×1.006S$1,974 psf
Apr 2025Isuites @ Marshall · 851 m01-05355 sqftS$712,800S$2,007 psf×1.006S$2,019 psf
Mar 2025Amber Park · 91 m11-15463 sqftS$1,300,000S$2,809 psf×0.995S$2,795 psf
Mar 2025833 M B Residences · 335 m01-05538 sqftS$898,000S$1,669 psf×0.995S$1,660 psf

How accurate is this estimate for 16 @ Amber?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

4.33% gross yield

S$36,300 of rent a year against the estimate above · 1.18 points above flats like it

Leases signed here within a quarter of this size run about S$3,025 a month, the middle of 16 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 2026700-800 sqft2Non-landed PropertiesS$3,950
Q3 2026700-800 sqft2Non-landed PropertiesS$3,950
Q3 2026400-500 sqft1Non-landed PropertiesS$3,500
Q3 2026700-800 sqft2Non-landed PropertiesS$3,500
Q3 2026700-800 sqft2Non-landed PropertiesS$3,500
Q3 2026400-500 sqft1Non-landed PropertiesS$3,400
Q3 2026400-500 sqft1Non-landed PropertiesS$3,400
Q3 2026400-500 sqft1Non-landed PropertiesS$3,300

median of 16 URA rental contracts at 16 @ Amber within a quarter of 39 sqm, since 2025Q4.

Buying or selling at S$839,091?

Buying: Stamp duty on S$839,091 · Cash and CPF needed on S$839,091 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$839,091.

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

Primary schools near 16 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
Jun 2026
16 @ Amber · 01-05 · Apartment
420 sqftS$780,000S$1,858 psf
May 2026
16 @ Amber · 06-10 · Apartment
420 sqftS$830,000S$1,977 psf
Oct 2024
16 @ Amber · 06-10 · Apartment
420 sqftS$860,000S$2,049 psf
May 2024
16 @ Amber · 06-10 · Apartment
420 sqftS$858,000S$2,044 psf
Aug 2023
16 @ Amber · 06-10 · Apartment
710 sqftS$1,250,000S$1,760 psf
Jun 2022
16 @ Amber · 06-10 · Apartment
667 sqftS$1,100,000S$1,648 psf
Dec 2021
16 @ Amber · 06-10 · Apartment
710 sqftS$1,150,000S$1,619 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.