homequant
condo · 439845

Amber Point

Project page · Freehold

Indicative value range
S$3,801,805 – S$3,946,688
Indicative mid S$3,820,000 · S$2,260 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 1,690 sqft, typical for Amber Point. Enter your size and floor below for your own range.

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 2026Amber Point21-251,690 sqftS$3,820,000S$2,260 psf×1.000S$2,260 psf
Mar 2026Amber Point16-201,668 sqftS$3,780,000S$2,266 psf×0.988S$2,239 psf
Feb 2026Amber Point21-251,690 sqftS$4,122,000S$2,439 psf×0.988S$2,410 psf

How accurate is this estimate for Amber Point?

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 Point since.

Median error
5.4%

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.

1.99% gross yield

S$75,900 of rent a year against the estimate above · 1.16 points below flats like it

Leases signed here within a quarter of this size run about S$6,325 a month, the middle of 26 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 20261600-1700 sqft—Non-landed PropertiesS$7,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$7,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,800
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,600
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,500

median of 26 URA rental contracts at Amber Point within a quarter of 157 sqm, since 2025Q4.

Buying or selling at S$3,820,000?

Buying: Stamp duty on S$3,820,000 · Cash and CPF needed on S$3,820,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,820,000.

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

Primary schools near 1 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 Point · 21-25 · Condominium
1,690 sqftS$3,820,000S$2,260 psf
Mar 2026
Amber Point · 16-20 · Condominium
1,668 sqftS$3,780,000S$2,266 psf
Feb 2026
Amber Point · 21-25 · Condominium
1,690 sqftS$4,122,000S$2,439 psf
Jun 2025
Amber Point · 16-20 · Condominium
1,690 sqftS$3,820,000S$2,260 psf
Jul 2024
Amber Point · 26-30 · Condominium
1,690 sqftS$3,880,000S$2,296 psf
Feb 2024
Amber Point · 01-05 · Condominium
1,690 sqftS$3,000,000S$1,775 psf
Oct 2023
Amber Point · 16-20 · Condominium
1,668 sqftS$3,600,000S$2,158 psf
Aug 2023
Amber Point · 16-20 · Condominium
1,690 sqftS$3,600,000S$2,130 psf
Mar 2022
Amber Point · 01-05 · Condominium
1,668 sqftS$2,830,000S$1,696 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.