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apartment · 439886

Amber 45

Project page · Freehold

Indicative value range
S$3,083,500 – S$3,151,250
Indicative mid S$3,126,500 · S$2,766 psf

Based on 4 sales in this project, last 6 months. Search did not need to widen. 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
Jun 2026Amber 4506-101,130 sqftS$3,135,000S$2,774 psf×1.000S$2,774 psf
Jun 2026Amber 4501-051,130 sqftS$2,980,000S$2,637 psf×1.000S$2,637 psf
May 2026Amber 4506-101,130 sqftS$3,118,000S$2,759 psf×1.000S$2,759 psf
May 2026Amber 4511-151,130 sqftS$3,200,000S$2,831 psf×1.000S$2,831 psf

How accurate is this estimate for Amber 45?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 12 sales in Amber 45 since.

Median error
9.9%

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

What the rent says

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

3.03% gross yield

S$94,800 of rent a year against the estimate above · 0.12 points below flats like it

Leases signed here within a quarter of this size run about S$7,900 a month, the middle of 22 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 sqft4Non-landed PropertiesS$8,300
Q3 20261300-1400 sqft4Non-landed PropertiesS$8,300
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,300
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,200
Q3 2026600-700 sqft2Non-landed PropertiesS$5,200
Q3 2026700-800 sqft2Non-landed PropertiesS$5,200

median of 22 URA rental contracts at Amber 45 within a quarter of 105 sqm, since 2025Q4.

Buying or selling at S$3,126,500?

Buying: Stamp duty on S$3,126,500 · Cash and CPF needed on S$3,126,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,126,500.

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

Primary schools near 45 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 45 · 11-15 · Apartment
700 sqftS$1,960,000S$2,801 psf
Aug 2026
Amber 45 · 11-15 · Apartment
1,593 sqftS$4,603,000S$2,889 psf
Jun 2026
Amber 45 · 01-05 · Apartment
1,130 sqftS$2,980,000S$2,637 psf
Jun 2026
Amber 45 · 06-10 · Apartment
1,130 sqftS$3,135,000S$2,774 psf
May 2026
Amber 45 · 11-15 · Apartment
1,130 sqftS$3,200,000S$2,831 psf
May 2026
Amber 45 · 01-05 · Apartment
700 sqftS$1,860,000S$2,658 psf
May 2026
Amber 45 · 11-15 · Apartment
excluded: outlier
700 sqftS$1,950,000S$2,787 psf
May 2026
Amber 45 · 06-10 · Apartment
1,130 sqftS$3,118,000S$2,759 psf
Apr 2026
Amber 45 · 01-05 · Apartment
700 sqftS$1,830,000S$2,616 psf
Mar 2026
Amber 45 · 01-05 · Apartment
732 sqftS$1,858,000S$2,538 psf
Mar 2026
Amber 45 · 01-05 · Apartment
1,184 sqftS$3,158,000S$2,667 psf
Jan 2026
Amber 45 · 06-10 · Apartment
732 sqftS$1,905,000S$2,603 psf
Nov 2025
Amber 45 · 11-15 · Apartment
700 sqftS$1,880,000S$2,687 psf
Jun 2025
Amber 45 · 21-25 · Apartment
1,270 sqftS$3,352,500S$2,639 psf
May 2025
Amber 45 · 06-10 · Apartment
614 sqftS$1,610,000S$2,624 psf
Apr 2025
Amber 45 · 11-15 · Apartment
732 sqftS$1,900,000S$2,596 psf
Nov 2024
Amber 45 · 16-20 · Apartment
1,345 sqftS$3,785,000S$2,813 psf
Oct 2024
Amber 45 · 21-25 · Apartment
764 sqftS$1,780,000S$2,329 psf
Oct 2024
Amber 45 · 11-15 · Apartment
732 sqftS$1,930,000S$2,637 psf
Sept 2024
Amber 45 · 06-10 · Apartment
1,184 sqftS$3,350,000S$2,829 psf
Sept 2024
Amber 45 · 06-10 · Apartment
614 sqftS$1,650,000S$2,689 psf
Aug 2024
Amber 45 · 16-20 · Apartment
614 sqftS$1,645,000S$2,681 psf
May 2024
Amber 45 · 11-15 · Apartment
1,593 sqftS$4,260,000S$2,674 psf
Dec 2023
Amber 45 · 16-20 · Apartment
700 sqftS$1,953,000S$2,791 psf
Oct 2023
Amber 45 · 16-20 · Apartment
1,345 sqftS$3,750,000S$2,787 psf
May 2023
Amber 45 · 06-10 · Apartment
700 sqftS$1,900,000S$2,716 psf
Apr 2023
Amber 45 · 01-05 · Apartment
1,345 sqftS$3,388,000S$2,518 psf
Apr 2023
Amber 45 · 16-20 · Apartment
614 sqftS$1,642,000S$2,676 psf
Apr 2023
Amber 45 · 06-10 · Apartment
1,130 sqftS$2,950,000S$2,610 psf
Jan 2023
Amber 45 · 11-15 · Apartment
1,184 sqftS$3,100,000S$2,618 psf
Mar 2022
Amber 45 · 16-20 · Apartment
1,593 sqftS$3,920,000S$2,461 psf
Nov 2021
Amber 45 · 06-10 · Apartment
1,184 sqftS$2,950,000S$2,491 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.