homequant
apartment · 439874

Suites @ Amber

Project page · Freehold

Indicative value range
S$1,888,793 – S$2,006,971
Indicative mid S$1,900,000 · S$2,006 psf

Based on 3 sales in this project, last 24 months. Search widened 2 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
May 2026Suites @ Amber01-05947 sqftS$1,900,000S$2,006 psf×1.000S$2,006 psf
Mar 2026Suites @ Amber06-10947 sqftS$1,900,000S$2,006 psf×0.988S$1,982 psf
Oct 2025Suites @ Amber11-15915 sqftS$2,050,000S$2,241 psf×0.996S$2,232 psf

How accurate is this estimate for Suites @ Amber?

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

Median error
22.4%

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.

2.68% gross yield

S$51,000 of rent a year against the estimate above · 0.47 points below flats like it

Leases signed here within a quarter of this size run about S$4,250 a month, the middle of 8 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$4,300
Q3 2026800-900 sqft2Non-landed PropertiesS$4,300
Q3 2026800-900 sqft2Non-landed PropertiesS$4,200
Q3 2026800-900 sqft2Non-landed PropertiesS$4,200
Q3 2026800-900 sqft2Non-landed PropertiesS$4,050
Q3 2026600-700 sqft1Non-landed PropertiesS$3,500
Q3 2026600-700 sqft1Non-landed PropertiesS$3,500
Q3 2026400-500 sqft1Non-landed PropertiesS$3,450

median of 8 URA rental contracts at Suites @ Amber within a quarter of 88 sqm, since 2025Q4.

Buying or selling at S$1,900,000?

Buying: Stamp duty on S$1,900,000 · Cash and CPF needed on S$1,900,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,900,000.

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

Primary schools near 30 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
May 2026
Suites @ Amber · 01-05 · Apartment
947 sqftS$1,900,000S$2,006 psf
Mar 2026
Suites @ Amber · 06-10 · Apartment
947 sqftS$1,900,000S$2,006 psf
Oct 2025
Suites @ Amber · 11-15 · Apartment
915 sqftS$2,050,000S$2,241 psf
Sept 2023
Suites @ Amber · 06-10 · Apartment
947 sqftS$1,650,000S$1,742 psf
Jun 2023
Suites @ Amber · 11-15 · Apartment
1,216 sqftS$2,350,000S$1,932 psf
Apr 2023
Suites @ Amber · 01-05 · Apartment
474 sqftS$920,000S$1,943 psf
Nov 2022
Suites @ Amber · 06-10 · Apartment
635 sqftS$1,250,000S$1,968 psf
Apr 2022
Suites @ Amber · 01-05 · Apartment
635 sqftS$1,150,000S$1,811 psf
See more

Showing 8 of 9.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.