homequant
condo · 439888

Amber Residences

Project page · Freehold

Indicative value range
S$2,657,080 – S$2,773,193
Indicative mid S$2,685,242 · S$2,151 psf

Based on 5 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
Nov 2025Amber Residences01-051,163 sqftS$2,510,000S$2,159 psf×0.996S$2,151 psf
May 2025Amber Residences06-101,518 sqftS$3,350,000S$2,207 psf×1.006S$2,221 psf
Mar 2025Amber Residences16-201,163 sqftS$2,620,000S$2,254 psf×0.995S$2,243 psf
Mar 2025Amber Residences16-201,249 sqftS$2,670,000S$2,138 psf×0.995S$2,128 psf
Jan 2025Amber Residences01-051,163 sqftS$2,480,000S$2,133 psf×0.995S$2,123 psf

How accurate is this estimate for Amber Residences?

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

Median error
2.6%

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$72,000 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$6,000 a month, the middle of 33 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 20261500-1600 sqft3Non-landed PropertiesS$8,000
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,600
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,600
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,200
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,200
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,150
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,150
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,800

median of 33 URA rental contracts at Amber Residences within a quarter of 116 sqm, since 2025Q4.

Buying or selling at S$2,685,242?

Buying: Stamp duty on S$2,685,242 · Cash and CPF needed on S$2,685,242 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,685,242.

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

Primary schools near 50 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 Residences · 06-10 · Condominium
1,798 sqftS$3,850,000S$2,142 psf
Nov 2025
Amber Residences · 06-10 · Condominium
2,217 sqftS$4,550,000S$2,052 psf
Nov 2025
Amber Residences · 01-05 · Condominium
1,163 sqftS$2,510,000S$2,159 psf
May 2025
Amber Residences · 06-10 · Condominium
1,518 sqftS$3,350,000S$2,207 psf
Apr 2025
Amber Residences · 21-25 · Condominium
6,717 sqftS$9,305,000S$1,385 psf
Apr 2025
Amber Residences · 11-15 · Condominium
1,798 sqftS$3,900,000S$2,170 psf
Mar 2025
Amber Residences · 16-20 · Condominium
1,249 sqftS$2,670,000S$2,138 psf
Mar 2025
Amber Residences · 16-20 · Condominium
1,163 sqftS$2,620,000S$2,254 psf
Jan 2025
Amber Residences · 01-05 · Condominium
1,163 sqftS$2,480,000S$2,133 psf
Sept 2024
Amber Residences · 06-10 · Condominium
1,163 sqftS$2,520,000S$2,168 psf
May 2024
Amber Residences · 11-15 · Condominium
1,518 sqftS$3,400,000S$2,240 psf
May 2024
Amber Residences · 16-20 · Condominium
1,798 sqftS$3,960,000S$2,203 psf
Nov 2023
Amber Residences · 11-15 · Condominium
1,163 sqftS$2,460,000S$2,116 psf
Sept 2023
Amber Residences · 01-05 · Condominium
1,518 sqftS$3,130,000S$2,062 psf
Sept 2023
Amber Residences · 06-10 · Condominium
1,163 sqftS$2,360,000S$2,030 psf
Mar 2023
Amber Residences · 11-15 · Condominium
1,163 sqftS$2,450,000S$2,108 psf
Mar 2023
Amber Residences · 06-10 · Condominium
2,217 sqftS$4,200,000S$1,894 psf
Dec 2022
Amber Residences · 11-15 · Condominium
1,249 sqftS$2,570,000S$2,058 psf
Jun 2022
Amber Residences · 01-05 · Condominium
1,518 sqftS$2,800,000S$1,845 psf
May 2022
Amber Residences · 01-05 · Condominium
1,249 sqftS$2,090,000S$1,674 psf
Mar 2022
Amber Residences · 06-10 · Condominium
1,163 sqftS$2,123,888S$1,827 psf
Mar 2022
Amber Residences · 16-20 · Condominium
1,249 sqftS$2,470,000S$1,978 psf
Feb 2022
Amber Residences · 21-25 · Condominium
5,845 sqftS$6,780,000S$1,160 psf
Dec 2021
Amber Residences · 06-10 · Condominium
2,217 sqftS$3,918,888S$1,767 psf
Nov 2021
Amber Residences · 01-05 · Condominium
1,163 sqftS$2,028,000S$1,745 psf
Oct 2021
Amber Residences · 16-20 · Condominium
1,163 sqftS$2,218,000S$1,908 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.