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apartment · 439853

Amber Skye

Project page · Freehold

Indicative value range
S$3,267,870 – S$3,462,187
Indicative mid S$3,420,430 · S$2,563 psf

Based on 4 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 1,335 sqft, typical for Amber Skye. 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
Jul 2026Amber Skye01-051,281 sqftS$2,800,000S$2,186 psf×1.000S$2,186 psf
Jun 2026Amber Skye16-201,335 sqftS$3,480,000S$2,607 psf×1.000S$2,607 psf
Nov 2025Amber Skye16-201,335 sqftS$3,470,000S$2,600 psf×0.996S$2,589 psf
Nov 2025Amber Skye06-101,119 sqftS$2,850,000S$2,546 psf×0.996S$2,536 psf

How accurate is this estimate for Amber Skye?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Amber Skye since.

Median error
6.5%

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

A thin test: 6 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.

2.25% gross yield

S$76,800 of rent a year against the estimate above · 0.9 points below flats like it

Leases signed here within a quarter of this size run about S$6,400 a month, the middle of 42 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 sqft3Non-landed PropertiesS$7,550
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,750
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,750
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,600
Q3 20261200-1300 sqft2Non-landed PropertiesS$6,600
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,900
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,900
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,800

median of 42 URA rental contracts at Amber Skye within a quarter of 124 sqm, since 2025Q4.

Buying or selling at S$3,420,430?

Buying: Stamp duty on S$3,420,430 · Cash and CPF needed on S$3,420,430 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,420,430.

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

Primary schools near 8 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
Jul 2026
Amber Skye · 01-05 · Apartment
1,281 sqftS$2,800,000S$2,186 psf
Jun 2026
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,480,000S$2,607 psf
Nov 2025
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,470,000S$2,600 psf
Nov 2025
Amber Skye · 06-10 · Apartment
527 sqftS$1,270,888S$2,410 psf
Nov 2025
Amber Skye · 06-10 · Apartment
1,119 sqftS$2,850,000S$2,546 psf
Oct 2025
Amber Skye · 01-05 · Apartment
1,216 sqftS$2,550,000S$2,096 psf
Jun 2025
Amber Skye · 01-05 · Apartment
1,216 sqftS$2,520,000S$2,072 psf
Mar 2025
Amber Skye · 06-10 · Apartment
990 sqftS$2,450,000S$2,474 psf
Feb 2025
Amber Skye · 16-20 · Apartment
1,119 sqftS$2,700,000S$2,412 psf
Feb 2025
Amber Skye · 01-05 · Apartment
1,528 sqftS$2,950,000S$1,930 psf
Oct 2024
Amber Skye · 01-05 · Apartment
4,628 sqftS$6,750,000S$1,458 psf
Oct 2024
Amber Skye · 06-10 · Apartment
990 sqftS$2,338,000S$2,361 psf
Jun 2024
Amber Skye · 11-15 · Apartment
990 sqftS$2,315,000S$2,338 psf
Jun 2024
Amber Skye · 06-10 · Apartment
990 sqftS$2,290,000S$2,312 psf
Apr 2024
Amber Skye · 16-20 · Apartment
990 sqftS$2,315,000S$2,338 psf
Apr 2024
Amber Skye · 06-10 · Apartment
1,119 sqftS$2,630,000S$2,349 psf
Mar 2024
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,100,000S$2,323 psf
Feb 2024
Amber Skye · 16-20 · Apartment
1,335 sqftS$3,200,000S$2,398 psf
Oct 2023
Amber Skye · 01-05 · Apartment
5,177 sqftS$7,400,000S$1,429 psf
Aug 2023
Amber Skye · 06-10 · Apartment
1,335 sqftS$2,928,000S$2,194 psf
Jul 2023
Amber Skye · 01-05 · Apartment
5,059 sqftS$7,500,000S$1,483 psf
Mar 2023
Amber Skye · 11-15 · Apartment
1,335 sqftS$3,010,000S$2,255 psf
Jan 2023
Amber Skye · 06-10 · Apartment
1,119 sqftS$2,580,000S$2,305 psf
Jul 2022
Amber Skye · 06-10 · Apartment
1,335 sqftS$2,950,000S$2,210 psf
Apr 2022
Amber Skye · 16-20 · Apartment
1,119 sqftS$2,550,000S$2,278 psf
Feb 2022
Amber Skye · 16-20 · Apartment
1,335 sqftS$2,880,000S$2,158 psf
Jan 2022
Amber Skye · 01-05 · Apartment
2,659 sqftS$4,250,000S$1,599 psf
Dec 2021
Amber Skye · 16-20 · Apartment
3,348 sqftS$5,330,000S$1,592 psf
Nov 2021
Amber Skye · 16-20 · Apartment
3,326 sqftS$5,426,400S$1,631 psf
Oct 2021
Amber Skye · 01-05 · Apartment
1,216 sqftS$2,191,500S$1,802 psf
Oct 2021
Amber Skye · 06-10 · Apartment
1,335 sqftS$2,975,000S$2,229 psf
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Showing 31 of 32.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.