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apartment · 439871

The Aristo @ Amber

Project page · Freehold

Indicative value range
S$1,330,457 – S$1,922,791
Indicative mid S$1,732,651 · S$2,683 psf

Based on 145 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
Oct 2026Amber Park · 180 m16-20678 sqftS$1,952,888S$2,880 psf×1.000S$2,880 psf
Sept 2026Sycamore Tree · 865 m01-05710 sqftS$1,300,000S$1,830 psf×1.000S$1,830 psf
Sept 2026Sycamore Tree · 865 m01-05474 sqftS$855,000S$1,805 psf×1.000S$1,805 psf
Sept 2026Amber Park · 180 m06-10700 sqftS$2,020,000S$2,887 psf×1.000S$2,887 psf
Sept 2026Amber Park · 180 m16-20463 sqftS$1,350,000S$2,917 psf×1.000S$2,917 psf
Sept 2026Amber Park · 180 m11-15463 sqftS$1,238,000S$2,675 psf×1.000S$2,675 psf
Sept 2026Coastline Residences · 244 m11-15743 sqftS$2,070,000S$2,787 psf×1.000S$2,787 psf
Sept 2026One Amber · 273 m06-10570 sqftS$1,390,000S$2,437 psf×1.000S$2,437 psf
Sept 2026The Vanderlint · 866 m01-05463 sqftS$880,000S$1,901 psf×1.000S$1,901 psf
Sept 2026Leville Isuites · 698 m01-05614 sqftS$1,100,000S$1,793 psf×1.000S$1,793 psf
Aug 2026The Beacon Edge · 893 m01-05678 sqftS$1,250,000S$1,843 psf×1.000S$1,843 psf
Aug 2026Coastline Residences · 244 m06-10710 sqftS$2,100,000S$2,956 psf×1.000S$2,956 psf
Aug 2026Coastline Residences · 244 m01-05743 sqftS$1,859,000S$2,503 psf×1.000S$2,503 psf
Aug 2026Amber 45 · 239 m11-15700 sqftS$1,960,000S$2,801 psf×1.000S$2,801 psf
Aug 2026Haig Lodge · 917 m01-05775 sqftS$1,180,000S$1,523 psf×1.000S$1,523 psf
Jul 2026Amber House · 151 m06-10635 sqftS$2,057,670S$3,240 psf×1.000S$3,240 psf
Jul 2026Sycamore Tree · 865 m01-05710 sqftS$1,260,000S$1,774 psf×1.000S$1,774 psf
Jul 2026Coastline Residences · 244 m06-10710 sqftS$1,950,000S$2,745 psf×1.000S$2,745 psf
Jul 2026The Sea View · 195 m16-20527 sqftS$1,290,000S$2,446 psf×1.000S$2,446 psf
Jul 2026Marine Blue · 618 m06-10732 sqftS$1,680,000S$2,295 psf×1.000S$2,295 psf
Jun 2026Amber Park · 180 m16-20463 sqftS$1,378,000S$2,977 psf×1.000S$2,977 psf
Jun 2026Seraya 9 · 782 m01-05560 sqftS$1,035,000S$1,849 psf×1.000S$1,849 psf
Jun 2026Coastline Residences · 244 m16-20721 sqftS$2,255,000S$3,127 psf×1.000S$3,127 psf
Jun 2026The Odeon Katong · 502 m11-15581 sqftS$995,000S$1,712 psf×1.000S$1,712 psf
May 2026Amber Park · 180 m11-15700 sqftS$2,128,000S$3,042 psf×1.000S$3,042 psf
May 2026Seraya 9 · 782 m01-05797 sqftS$1,550,000S$1,946 psf×1.000S$1,946 psf
May 2026Studios@Tembeling · 994 m01-05786 sqftS$1,425,000S$1,814 psf×1.000S$1,814 psf
May 2026Bellezza @ Katong · 753 m01-05592 sqftS$1,038,000S$1,753 psf×1.000S$1,753 psf
May 2026Amber 45 · 239 m01-05700 sqftS$1,860,000S$2,658 psf×1.000S$2,658 psf
May 2026The Vanderlint · 866 m01-05463 sqftS$810,000S$1,750 psf×1.000S$1,750 psf
May 2026Coralis · 699 m01-05495 sqftS$1,000,000S$2,020 psf×1.000S$2,020 psf
May 2026Nyon · 264 m06-10484 sqftS$1,100,000S$2,271 psf×1.000S$2,271 psf
Apr 2026Amber Park · 180 m01-05753 sqftS$2,148,000S$2,851 psf×1.000S$2,851 psf
Apr 2026Amber 45 · 239 m01-05700 sqftS$1,830,000S$2,616 psf×1.000S$2,616 psf
Mar 2026Amber House · 151 m11-15635 sqftS$2,078,061S$3,272 psf×0.988S$3,234 psf
Mar 2026Amber Park · 180 m06-10700 sqftS$2,088,888S$2,986 psf×0.988S$2,950 psf
Mar 2026Amber Park · 180 m06-10484 sqftS$1,450,000S$2,994 psf×0.988S$2,958 psf
Mar 2026Amber Park · 180 m01-05484 sqftS$1,315,000S$2,715 psf×0.988S$2,683 psf
Mar 2026Coastline Residences · 244 m06-10710 sqftS$2,038,888S$2,870 psf×0.988S$2,836 psf
Mar 2026Coastline Residences · 244 m11-15452 sqftS$1,120,000S$2,477 psf×0.988S$2,448 psf
Mar 2026Amber 45 · 239 m01-05732 sqftS$1,858,000S$2,538 psf×0.988S$2,509 psf
Mar 2026Sea Avenue Mansions · 881 m01-05657 sqftS$1,090,000S$1,660 psf×0.988S$1,640 psf
Mar 2026Marine Blue · 618 m06-10732 sqftS$1,710,000S$2,336 psf×0.988S$2,309 psf
Feb 2026Coastline Residences · 244 m01-05710 sqftS$1,780,000S$2,506 psf×0.988S$2,476 psf
Feb 2026Roxy Square · 552 m06-10603 sqftS$1,080,000S$1,792 psf×0.988S$1,771 psf
Jan 2026Amber House · 151 m11-15635 sqftS$2,078,384S$3,273 psf×0.988S$3,234 psf
Jan 2026Sycamore Tree · 865 m01-05818 sqftS$1,432,500S$1,751 psf×0.988S$1,730 psf
Jan 2026Coastline Residences · 244 m11-15452 sqftS$1,275,888S$2,822 psf×0.988S$2,789 psf
Jan 2026Coastline Residences · 244 m11-15710 sqftS$1,968,000S$2,770 psf×0.988S$2,738 psf
Jan 2026Amber 45 · 239 m06-10732 sqftS$1,905,000S$2,603 psf×0.988S$2,572 psf
Jan 2026The Vanderlint · 866 m01-05743 sqftS$1,246,000S$1,678 psf×0.988S$1,658 psf
Dec 2025Coastline Residences · 244 m11-15710 sqftS$2,220,000S$3,125 psf×0.996S$3,113 psf
Dec 2025Coastline Residences · 244 m06-10721 sqftS$2,080,000S$2,884 psf×0.996S$2,873 psf
Nov 2025Amber House · 151 m11-15635 sqftS$2,000,274S$3,150 psf×0.996S$3,137 psf
Nov 2025Amber House · 151 m06-10635 sqftS$1,981,338S$3,120 psf×0.996S$3,108 psf
Nov 2025Studios@Tembeling · 994 m01-05786 sqftS$1,430,000S$1,820 psf×0.996S$1,813 psf
Nov 2025Amber 45 · 239 m11-15700 sqftS$1,880,000S$2,687 psf×0.996S$2,676 psf
Nov 2025Coralis · 699 m11-15495 sqftS$1,025,000S$2,070 psf×0.996S$2,062 psf
Nov 2025Amber Skye · 309 m06-10527 sqftS$1,270,888S$2,410 psf×0.996S$2,400 psf
Oct 2025Amber House · 151 m01-05635 sqftS$1,943,084S$3,060 psf×0.996S$3,048 psf
Oct 2025Amber Park · 180 m11-15678 sqftS$1,940,000S$2,861 psf×0.996S$2,849 psf
Oct 2025Nyon · 264 m01-05818 sqftS$1,930,000S$2,359 psf×0.996S$2,350 psf
Oct 2025Marine Blue · 618 m11-15689 sqftS$1,700,000S$2,468 psf×0.996S$2,458 psf
Sept 2025Amber House · 151 m01-05635 sqftS$1,950,824S$3,072 psf×1.003S$3,081 psf
Sept 2025Amber House · 151 m06-10635 sqftS$1,992,620S$3,138 psf×1.003S$3,147 psf
Sept 2025Amber Park · 180 m01-05700 sqftS$1,935,000S$2,766 psf×1.003S$2,774 psf
Sept 2025The Sea View · 195 m16-20560 sqftS$1,390,000S$2,483 psf×1.003S$2,491 psf
Aug 2025Amber House · 151 m16-20732 sqftS$2,320,194S$3,170 psf×1.003S$3,180 psf
Aug 2025Amber House · 151 m16-20753 sqftS$2,342,726S$3,109 psf×1.003S$3,119 psf
Aug 2025Moda · 498 m11-15764 sqftS$1,560,000S$2,041 psf×1.003S$2,048 psf
Aug 2025Amber Park · 180 m16-20753 sqftS$2,120,000S$2,814 psf×1.003S$2,822 psf
Aug 2025Amber Park · 180 m11-15700 sqftS$2,090,000S$2,987 psf×1.003S$2,996 psf
Aug 2025The Sea View · 195 m11-15560 sqftS$1,358,000S$2,426 psf×1.003S$2,434 psf
Aug 2025Nyon · 264 m16-20818 sqftS$2,110,000S$2,579 psf×1.003S$2,587 psf
Jul 2025Amber House · 151 m01-05753 sqftS$2,185,095S$2,900 psf×1.003S$2,909 psf
Jul 2025Amber House · 151 m11-15753 sqftS$2,333,610S$3,097 psf×1.003S$3,107 psf
Jul 2025Amber House · 151 m11-15753 sqftS$2,315,292S$3,073 psf×1.003S$3,082 psf
Jul 2025Amber House · 151 m01-05635 sqftS$1,905,275S$3,000 psf×1.003S$3,009 psf
Jul 2025Amber House · 151 m06-10732 sqftS$2,201,755S$3,008 psf×1.003S$3,017 psf
Jul 2025Amber House · 151 m01-05753 sqftS$2,203,200S$2,924 psf×1.003S$2,933 psf
Jul 2025Amber House · 151 m11-15753 sqftS$2,324,408S$3,085 psf×1.003S$3,095 psf
Jul 2025Amber House · 151 m11-15753 sqftS$2,243,556S$2,978 psf×1.003S$2,987 psf
Jul 2025Amber House · 151 m11-15753 sqftS$2,306,176S$3,061 psf×1.003S$3,070 psf
Jul 2025Amber House · 151 m06-10635 sqftS$1,954,150S$3,077 psf×1.003S$3,087 psf
Jul 2025Amber House · 151 m11-15732 sqftS$2,249,355S$3,073 psf×1.003S$3,083 psf
Jul 2025Amber House · 151 m11-15732 sqftS$2,293,534S$3,133 psf×1.003S$3,143 psf
Jul 2025Amber House · 151 m11-15732 sqftS$2,284,676S$3,121 psf×1.003S$3,131 psf
Jul 2025Amber House · 151 m01-05732 sqftS$2,209,856S$3,019 psf×1.003S$3,029 psf
Jul 2025Amber House · 151 m11-15732 sqftS$2,302,478S$3,146 psf×1.003S$3,155 psf
Jul 2025Amber House · 151 m06-10732 sqftS$2,158,498S$2,949 psf×1.003S$2,958 psf
Jul 2025Amber House · 151 m06-10732 sqftS$2,223,005S$3,037 psf×1.003S$3,047 psf
Jul 2025Amber House · 151 m11-15732 sqftS$2,311,336S$3,158 psf×1.003S$3,168 psf
Jul 2025Amber Park · 180 m06-10743 sqftS$2,140,000S$2,881 psf×1.003S$2,890 psf
Jul 2025Chelsea Lodge · 782 m01-05538 sqftS$855,000S$1,589 psf×1.003S$1,594 psf
Jul 2025Tembeling Grove · 912 m01-05581 sqftS$1,070,000S$1,841 psf×1.003S$1,847 psf
Jul 2025Coralis · 699 m01-05495 sqftS$1,080,000S$2,181 psf×1.003S$2,188 psf
Jun 2025Amber House · 151 m06-10753 sqftS$2,177,837S$2,890 psf×1.006S$2,908 psf
Jun 2025Amber House · 151 m06-10753 sqftS$2,261,255S$3,001 psf×1.006S$3,020 psf
Jun 2025Amber House · 151 m06-10753 sqftS$2,221,305S$2,948 psf×1.006S$2,966 psf
Jun 2025Amber House · 151 m01-05753 sqftS$2,212,295S$2,936 psf×1.006S$2,954 psf
Jun 2025Amber House · 151 m06-10753 sqftS$2,199,168S$2,919 psf×1.006S$2,937 psf
Jun 2025Amber House · 151 m06-10753 sqftS$2,243,150S$2,977 psf×1.006S$2,996 psf
Jun 2025Amber House · 151 m01-05635 sqftS$1,912,925S$3,012 psf×1.006S$3,031 psf
Jun 2025Amber House · 151 m06-10732 sqftS$2,240,515S$3,061 psf×1.006S$3,080 psf
Jun 2025Amber House · 151 m01-05732 sqftS$2,167,200S$2,961 psf×1.006S$2,979 psf
Jun 2025Amber House · 151 m01-05732 sqftS$2,175,405S$2,972 psf×1.006S$2,991 psf
Jun 2025Amber House · 151 m06-10732 sqftS$2,179,248S$2,977 psf×1.006S$2,996 psf
Jun 2025Amber House · 151 m01-05732 sqftS$2,115,670S$2,890 psf×1.006S$2,908 psf
Jun 2025Amber House · 151 m01-05753 sqftS$2,194,190S$2,912 psf×1.006S$2,930 psf
Jun 2025Amber Park · 180 m11-15700 sqftS$1,980,000S$2,830 psf×1.006S$2,848 psf
Jun 2025Coastline Residences · 244 m11-15710 sqftS$1,980,000S$2,787 psf×1.006S$2,804 psf
Jun 2025Nyon · 264 m11-15484 sqftS$1,200,000S$2,477 psf×1.006S$2,493 psf
Jun 2025Marine Blue · 618 m06-10732 sqftS$1,675,000S$2,288 psf×1.006S$2,303 psf
May 2025Amber 45 · 239 m06-10614 sqftS$1,610,000S$2,624 psf×1.006S$2,640 psf
May 2025The Cape · 48 m06-10581 sqftS$1,190,000S$2,047 psf×1.006S$2,060 psf
May 2025The Vanderlint · 866 m01-05807 sqftS$1,370,000S$1,697 psf×1.006S$1,708 psf
Apr 2025Seraya 9 · 782 m01-05775 sqftS$1,295,000S$1,671 psf×1.006S$1,681 psf
Apr 2025Amber 45 · 239 m11-15732 sqftS$1,900,000S$2,596 psf×1.006S$2,612 psf
Apr 2025The Cape · 48 m06-10614 sqftS$1,238,000S$2,018 psf×1.006S$2,030 psf
Apr 2025The Cape · 48 m06-10581 sqftS$1,210,000S$2,082 psf×1.006S$2,095 psf
Apr 2025Coralis · 699 m01-05807 sqftS$1,800,000S$2,230 psf×1.006S$2,244 psf
Apr 2025Eis Residences · 836 m01-05775 sqftS$1,110,000S$1,432 psf×1.006S$1,441 psf
Apr 2025Mountbatten Suites · 348 mB1-B5700 sqftS$908,888S$1,299 psf×1.006S$1,307 psf
Apr 2025Marine Blue · 618 m06-10635 sqftS$1,550,000S$2,441 psf×1.006S$2,456 psf
Mar 2025Amber Park · 180 m06-10743 sqftS$2,180,000S$2,935 psf×0.995S$2,921 psf
Mar 2025Amber Park · 180 m11-15463 sqftS$1,300,000S$2,809 psf×0.995S$2,795 psf
Mar 2025Studios@Tembeling · 994 m01-05657 sqftS$1,160,000S$1,767 psf×0.995S$1,758 psf
Mar 2025833 M B Residences · 378 m01-05538 sqftS$898,000S$1,669 psf×0.995S$1,660 psf
Mar 2025Marine Blue · 618 m06-10732 sqftS$1,650,000S$2,254 psf×0.995S$2,243 psf
Feb 2025The Beacon Edge · 893 m01-05678 sqftS$1,310,000S$1,932 psf×0.995S$1,922 psf
Feb 2025Coastline Residences · 244 m16-20743 sqftS$2,128,888S$2,866 psf×0.995S$2,853 psf
Feb 2025The Cape · 48 m06-10592 sqftS$1,250,000S$2,111 psf×0.995S$2,101 psf
Feb 2025Marine Blue · 618 m11-15635 sqftS$1,550,000S$2,441 psf×0.995S$2,429 psf
Jan 2025Tembeling Residence · 904 m01-05721 sqftS$1,338,000S$1,855 psf×0.995S$1,846 psf
Jan 2025One Amber · 273 m01-05570 sqftS$1,200,000S$2,103 psf×0.995S$2,093 psf
Jan 2025Haig 162 · 714 m06-10581 sqftS$1,200,000S$2,065 psf×0.995S$2,055 psf
Jan 2025Isuites @ Marshall · 758 m01-05614 sqftS$1,050,000S$1,711 psf×0.995S$1,703 psf
Dec 2024Amber Park · 180 m21-25678 sqftS$1,880,000S$2,772 psf×1.012S$2,806 psf
Dec 2024Amber Park · 180 m06-10700 sqftS$1,950,000S$2,787 psf×1.012S$2,821 psf
Dec 2024The Sea View · 195 m06-10560 sqftS$1,330,000S$2,376 psf×1.012S$2,405 psf
Dec 2024The Odeon Katong · 502 m11-15581 sqftS$938,000S$1,614 psf×1.012S$1,633 psf
Dec 2024Marine Meadows · 826 m01-05840 sqftS$1,400,000S$1,667 psf×1.012S$1,688 psf
Nov 2024Amber Park · 180 m11-15700 sqftS$1,850,000S$2,644 psf×1.012S$2,676 psf
Nov 2024Amber Park · 180 m21-25700 sqftS$2,015,000S$2,880 psf×1.012S$2,915 psf
Nov 2024The Aristo @ Amber06-10624 sqftS$1,105,000S$1,770 psf×1.012S$1,791 psf

How accurate is this estimate for The Aristo @ 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.

2.63% gross yield

S$45,600 of rent a year against the estimate above · 0.52 points below flats like it

Leases signed here within a quarter of this size run about S$3,800 a month, the middle of 28 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 2026800-900 sqft2Non-landed PropertiesS$5,300
Q3 2026800-900 sqft2Non-landed PropertiesS$4,600
Q3 2026800-900 sqft2Non-landed PropertiesS$4,600
Q3 2026700-800 sqft2Non-landed PropertiesS$4,400
Q3 2026700-800 sqft2Non-landed PropertiesS$4,400
Q3 2026800-900 sqft2Non-landed PropertiesS$4,000
Q3 2026600-700 sqft2Non-landed PropertiesS$4,000
Q3 2026600-700 sqft2Non-landed PropertiesS$4,000

median of 28 URA rental contracts at The Aristo @ Amber within a quarter of 60 sqm, since 2025Q4.

Buying or selling at S$1,732,651?

Buying: Stamp duty on S$1,732,651 · Cash and CPF needed on S$1,732,651 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,732,651.

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

Primary schools near 23 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
Apr 2026
The Aristo @ Amber · 16-20 · Apartment
1,485 sqftS$1,800,000S$1,212 psf
Nov 2024
The Aristo @ Amber · 06-10 · Apartment
624 sqftS$1,105,000S$1,770 psf
Oct 2024
The Aristo @ Amber · 16-20 · Apartment
624 sqftS$1,280,000S$2,050 psf
Aug 2024
The Aristo @ Amber · 16-20 · Apartment
1,615 sqftS$2,910,000S$1,802 psf
Aug 2024
The Aristo @ Amber · 06-10 · Apartment
710 sqftS$1,491,000S$2,099 psf
May 2024
The Aristo @ Amber · 06-10 · Apartment
646 sqftS$1,230,000S$1,905 psf
Feb 2024
The Aristo @ Amber · 06-10 · Apartment
624 sqftS$1,180,000S$1,890 psf
Oct 2023
The Aristo @ Amber · 06-10 · Apartment
807 sqftS$1,550,000S$1,920 psf
Sept 2023
The Aristo @ Amber · 01-05 · Apartment
936 sqftS$1,680,000S$1,794 psf
Jun 2023
The Aristo @ Amber · 11-15 · Apartment
710 sqftS$1,488,000S$2,095 psf
Apr 2023
The Aristo @ Amber · 06-10 · Apartment
624 sqftS$1,185,000S$1,898 psf
Apr 2023
The Aristo @ Amber · 01-05 · Apartment
624 sqftS$1,166,600S$1,869 psf
Oct 2022
The Aristo @ Amber · 06-10 · Apartment
646 sqftS$1,230,000S$1,905 psf
Jun 2022
The Aristo @ Amber · 06-10 · Apartment
710 sqftS$1,338,000S$1,883 psf
Apr 2022
The Aristo @ Amber · 11-15 · Apartment
624 sqftS$1,150,000S$1,842 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.