homequant
condo · 439972

One Amber

Project page · Freehold

Indicative value range
S$3,198,610 – S$3,219,961
Indicative mid S$3,201,852 · S$2,409 psf

Based on 3 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
Aug 2026One Amber21-251,572 sqftS$3,828,000S$2,436 psf×1.000S$2,436 psf
Aug 2026One Amber11-151,701 sqftS$4,088,000S$2,404 psf×1.000S$2,404 psf
Jun 2026One Amber21-251,453 sqftS$3,500,000S$2,409 psf×1.000S$2,409 psf

How accurate is this estimate for One Amber?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in One Amber since.

Median error
1.8%

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.

2.44% gross yield

S$78,000 of rent a year against the estimate above · 0.71 points below flats like it

Leases signed here within a quarter of this size run about S$6,500 a month, the middle of 120 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 2026>3000 sqft4Non-landed PropertiesS$10,200
Q3 2026>3000 sqft4Non-landed PropertiesS$10,200
Q3 20261600-1700 sqft4Non-landed PropertiesS$8,500
Q3 20261600-1700 sqft4Non-landed PropertiesS$8,000
Q3 20261600-1700 sqft4Non-landed PropertiesS$8,000
Q3 20261700-1800 sqft4Non-landed PropertiesS$8,000
Q3 20261700-1800 sqft4Non-landed PropertiesS$8,000
Q3 20261600-1700 sqft4Non-landed PropertiesS$7,800

median of 120 URA rental contracts at One Amber within a quarter of 123.5 sqm, since 2025Q4.

Buying or selling at S$3,201,852?

Buying: Stamp duty on S$3,201,852 · Cash and CPF needed on S$3,201,852 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,201,852.

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

Primary schools near 3 Amber Gardens

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
Sept 2026
One Amber · 06-10 · Condominium
570 sqftS$1,390,000S$2,437 psf
Aug 2026
One Amber · 11-15 · Condominium
1,701 sqftS$4,088,000S$2,404 psf
Aug 2026
One Amber · 16-20 · Condominium
excluded: outlier
1,270 sqftS$3,380,000S$2,661 psf
Aug 2026
One Amber · 21-25 · Condominium
1,572 sqftS$3,828,000S$2,436 psf
Jun 2026
One Amber · 21-25 · Condominium
1,453 sqftS$3,500,000S$2,409 psf
May 2026
One Amber · 21-25 · Condominium
excluded: outlier
958 sqftS$2,430,000S$2,537 psf
May 2026
One Amber · 01-05 · Condominium
excluded: outlier
1,324 sqftS$2,220,000S$1,677 psf
Apr 2026
One Amber · 11-15 · Condominium
1,259 sqftS$3,065,000S$2,434 psf
Apr 2026
One Amber · 01-05 · Condominium
1,302 sqftS$2,908,000S$2,233 psf
Feb 2026
One Amber · 21-25 · Condominium
1,572 sqftS$3,770,000S$2,399 psf
Feb 2026
One Amber · 11-15 · Condominium
1,302 sqftS$3,120,000S$2,396 psf
Jan 2026
One Amber · 06-10 · Condominium
1,335 sqftS$3,180,000S$2,383 psf
Dec 2025
One Amber · 16-20 · Condominium
1,389 sqftS$3,320,000S$2,391 psf
Sept 2025
One Amber · 16-20 · Condominium
1,302 sqftS$3,098,888S$2,379 psf
Aug 2025
One Amber · 01-05 · Condominium
1,658 sqftS$3,638,888S$2,195 psf
Jul 2025
One Amber · 21-25 · Condominium
1,195 sqftS$2,901,000S$2,428 psf
May 2025
One Amber · 01-05 · Condominium
1,453 sqftS$3,280,000S$2,257 psf
May 2025
One Amber · 06-10 · Condominium
1,335 sqftS$3,120,000S$2,338 psf
Apr 2025
One Amber · 06-10 · Condominium
1,378 sqftS$3,200,000S$2,323 psf
Apr 2025
One Amber · 01-05 · Condominium
1,259 sqftS$2,818,800S$2,238 psf
Apr 2025
One Amber · 06-10 · Condominium
1,453 sqftS$3,320,000S$2,285 psf
Mar 2025
One Amber · 06-10 · Condominium
958 sqftS$2,190,000S$2,286 psf
Feb 2025
One Amber · 06-10 · Condominium
958 sqftS$2,200,000S$2,296 psf
Feb 2025
One Amber · 11-15 · Condominium
1,259 sqftS$2,900,000S$2,303 psf
Feb 2025
One Amber · 01-05 · Condominium
958 sqftS$2,088,000S$2,180 psf
Feb 2025
One Amber · 11-15 · Condominium
958 sqftS$2,235,000S$2,333 psf
Feb 2025
One Amber · 01-05 · Condominium
958 sqftS$2,180,000S$2,276 psf
Jan 2025
One Amber · 01-05 · Condominium
570 sqftS$1,200,000S$2,103 psf
Dec 2024
One Amber · 11-15 · Condominium
1,259 sqftS$2,873,500S$2,282 psf
Dec 2024
One Amber · 21-25 · Condominium
958 sqftS$2,200,000S$2,296 psf
Dec 2024
One Amber · 01-05 · Condominium
2,088 sqftS$3,250,000S$1,556 psf
Nov 2024
One Amber · 16-20 · Condominium
1,259 sqftS$2,968,000S$2,357 psf
Nov 2024
One Amber · 11-15 · Condominium
1,389 sqftS$3,088,000S$2,224 psf
Nov 2024
One Amber · 06-10 · Condominium
958 sqftS$2,180,000S$2,276 psf
Nov 2024
One Amber · 16-20 · Condominium
1,335 sqftS$2,940,000S$2,203 psf
Oct 2024
One Amber · 11-15 · Condominium
570 sqftS$1,310,000S$2,296 psf
Sept 2024
One Amber · 06-10 · Condominium
570 sqftS$1,190,000S$2,086 psf
Sept 2024
One Amber · 01-05 · Condominium
1,453 sqftS$3,255,000S$2,240 psf
Sept 2024
One Amber · 06-10 · Condominium
1,615 sqftS$3,405,000S$2,109 psf
Aug 2024
One Amber · 16-20 · Condominium
1,270 sqftS$2,930,000S$2,307 psf
Jun 2024
One Amber · 16-20 · Condominium
1,658 sqftS$3,350,000S$2,021 psf
May 2024
One Amber · 16-20 · Condominium
958 sqftS$2,169,000S$2,264 psf
May 2024
One Amber · 01-05 · Condominium
958 sqftS$2,180,000S$2,276 psf
Apr 2024
One Amber · 11-15 · Condominium
1,453 sqftS$3,200,000S$2,202 psf
Apr 2024
One Amber · 21-25 · Condominium
1,324 sqftS$3,000,000S$2,266 psf
Mar 2024
One Amber · 01-05 · Condominium
1,302 sqftS$2,880,000S$2,211 psf
Mar 2024
One Amber · 21-25 · Condominium
1,335 sqftS$3,000,000S$2,248 psf
Oct 2023
One Amber · 01-05 · Condominium
1,658 sqftS$3,530,000S$2,130 psf
Sept 2023
One Amber · 11-15 · Condominium
1,270 sqftS$2,760,000S$2,173 psf
Sept 2023
One Amber · 06-10 · Condominium
958 sqftS$2,213,338S$2,310 psf
Aug 2023
One Amber · 16-20 · Condominium
1,259 sqftS$2,832,750S$2,249 psf
Aug 2023
One Amber · 21-25 · Condominium
1,701 sqftS$3,750,000S$2,205 psf
Aug 2023
One Amber · 16-20 · Condominium
570 sqftS$1,270,000S$2,226 psf
Jun 2023
One Amber · 06-10 · Condominium
1,453 sqftS$2,900,000S$1,996 psf
Jun 2023
One Amber · 01-05 · Condominium
1,335 sqftS$2,920,000S$2,188 psf
May 2023
One Amber · 16-20 · Condominium
570 sqftS$1,250,000S$2,191 psf
Apr 2023
One Amber · 21-25 · Condominium
958 sqftS$2,290,000S$2,390 psf
Apr 2023
One Amber · 06-10 · Condominium
1,378 sqftS$2,950,000S$2,141 psf
Mar 2023
One Amber · 06-10 · Condominium
570 sqftS$1,200,000S$2,103 psf
Mar 2023
One Amber · 06-10 · Condominium
excluded: outlier
1,658 sqftS$3,150,000S$1,900 psf
Dec 2022
One Amber · 11-15 · Condominium
1,701 sqftS$3,650,000S$2,146 psf
Dec 2022
One Amber · 16-20 · Condominium
1,259 sqftS$2,680,000S$2,128 psf
Oct 2022
One Amber · 01-05 · Condominium
1,658 sqftS$3,300,000S$1,991 psf
Sept 2022
One Amber · 01-05 · Condominium
3,100 sqftS$3,760,000S$1,213 psf
Sept 2022
One Amber · 11-15 · Condominium
excluded: outlier
1,335 sqftS$2,850,000S$2,135 psf
Jul 2022
One Amber · 21-25 · Condominium
958 sqftS$2,050,000S$2,140 psf
Jul 2022
One Amber · 21-25 · Condominium
1,572 sqftS$3,170,000S$2,017 psf
Jul 2022
One Amber · 21-25 · Condominium
570 sqftS$1,190,000S$2,086 psf
May 2022
One Amber · 21-25 · Condominium
1,335 sqftS$2,618,000S$1,961 psf
May 2022
One Amber · 16-20 · Condominium
1,453 sqftS$2,730,000S$1,879 psf
May 2022
One Amber · 21-25 · Condominium
570 sqftS$1,230,000S$2,156 psf
May 2022
One Amber · 11-15 · Condominium
1,453 sqftS$2,800,000S$1,927 psf
May 2022
One Amber · 16-20 · Condominium
1,378 sqftS$2,608,000S$1,893 psf
Apr 2022
One Amber · 01-05 · Condominium
1,335 sqftS$2,400,000S$1,798 psf
Apr 2022
One Amber · 01-05 · Condominium
excluded: outlier
1,335 sqftS$2,370,000S$1,776 psf
Apr 2022
One Amber · 11-15 · Condominium
1,701 sqftS$3,100,000S$1,823 psf
Apr 2022
One Amber · 21-25 · Condominium
1,442 sqftS$2,700,088S$1,872 psf
Feb 2022
One Amber · 01-05 · Condominium
958 sqftS$1,780,000S$1,858 psf
Feb 2022
One Amber · 16-20 · Condominium
1,335 sqftS$2,468,000S$1,849 psf
Dec 2021
One Amber · 06-10 · Condominium
958 sqftS$1,916,000S$2,000 psf
Dec 2021
One Amber · 06-10 · Condominium
1,615 sqftS$3,080,000S$1,908 psf
Nov 2021
One Amber · 11-15 · Condominium
1,389 sqftS$2,545,000S$1,833 psf
Nov 2021
One Amber · 06-10 · Condominium
1,302 sqftS$2,332,000S$1,791 psf
Nov 2021
One Amber · 01-05 · Condominium
1,302 sqftS$2,200,000S$1,689 psf
Oct 2021
One Amber · 21-25 · Condominium
1,281 sqftS$2,439,000S$1,904 psf
Oct 2021
One Amber · 16-20 · Condominium
1,335 sqftS$2,420,888S$1,814 psf
Oct 2021
One Amber · 06-10 · Condominium
1,335 sqftS$2,410,000S$1,806 psf
Oct 2021
One Amber · 06-10 · Condominium
1,389 sqftS$2,488,000S$1,792 psf
Oct 2021
One Amber · 11-15 · Condominium
958 sqftS$1,700,000S$1,775 psf
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Showing 89 of 90.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.