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Amber Park, located in Amber area in prime District 15, obtained its Temporary Occupation Permit (TOP) in 2023.
Launched in 2019, Amber Park saw 115 units snapped up during the launch weekend. According to the media release by the developer City Developments Limited (CDL), this was "the strongest launch weekend sales for a freehold project this year".
About Amber Park
Location : 16, 18 and 18A Amber Gardens
Site Area : 213,676sqf
Developer : Aquarius Properties Pte Ltd (A joint venture between Citizens
Development Pte Ltd and Hong Realty (Private) Limited)
Tenure : Freehold
TOP : 2023
Blocks Height : 21 storey residential units and communal sky garden (The
Total units : 592 residential units
Total carpark lots : 597 basement carpark lots (including 5 handicapped lots)
From the chart above, we can breakdown the unit mix in percentage as below:
1 bedroom: 114 units = 19.3%
2 bedroom: 202 units = 34.1%
4 bedroom: 131 units = 22.1%
5 bedroom: 40 units = 6.8%
Penthouse: 4 units = 0.7%
About one-third of units are 2-bedroom units.
There is a good percentage mix of 4 and 5-bedroom units. These units appeal to families who like the East Coast area.
Location
Amber Road location is part of the East Coast area classified under District 15. This location consists primarily of private condominiums.
Most of the condos in Amber are freehold with the exception of The Shore Residences, which has a tenure of 103 years commencing from 2009.
There are few larger sites at the Amber Road location that are available for redevelopment. Most of them have been en-bloc and redeveloped.
Transport Accessibility
Amber Park is located just 200m from the Tanjong Katong MRT station and it takes only 6 MRT stops to reach Marina Bay station, and 9 stops to Changi Airport!
For those who are driving, Amber Park is just a 1-minute drive to ECP and 3-minute drive to MCE. It takes only 15 min to reach the Central Business District (CBD) and 15min to reach Changi Airport.
Transport is easily accessible for residents of Amber Park.
Surrounding Amenities
You will be spoilt for choices when you are located in the Amber area.
One of the most popular shopping malls in the East, Parkway Parade is just 5 minutes walk away. You can find different retail stores, supermarkets like NTUC hyper store and Cold Storage here.
Kallang Wave Mall is also within 5-min drive.
To make it more exciting, Land Transport Authority (LTA) is building a new underground retail space, connecting Marine Parade and Marine Terrace station. Plenty of retail and F&B choices here!
Speaking about F&B choices, how can we not mention that Amber Park is located in the Katong area which is a food paradise?
How about parents looking to enroll their children in a primary school?
Tanjong Katong Primary School is within 1km of Amber Park.
Within 1 to 2km of Amber Park, we have CHIJ (Katong) Primary, Haig Girls School, Kong Hwa School and Tao Nan School.
Ample of choices for parents with school-going kids!
For details on how the distance of residential address affects Primary 1 registration, pls visit https://www.moe.gov.sg/schoolfinder.
Condo Facilities
Facilities at Amber Park can be found on the ground floor (Lagoon Bay) and the top floor (The Stratosphere).
The facilities at the Lagoon Bay on level 1 consist of the main swimming pool, kids pool, private dining, fitness court, bbq pit etc.
One unique feature of Amber Park is The Stratosphere on level 22. This is a rooftop recreational deck that connects the three towers together and boost a 600m jogging track.
Exclusive residential services like moving-in assistance, delivery acceptance, loan of bicycles and wheelchair, restaurant reservations, hotel reservations etc are also available to residents.
There is no tennis court in Amber Park so this might not appeal to residents or tenants who play tennis regularly.
Layout Efficiency
Let us now look at the layout of the different unit types.
1 Bedroom
There are 3 layouts for the 1 bedroom units.
A1 (1-bedroom + study) : 463sqf, stack 28
A2 (1-bedroom + ensuite study) : 463sqf, stack 05, 15
A3 (1-bedroom + ensuite study) : 484sqf, stack 03, 13, 23
Personally in terms of layout, I like A3 type most.
The ensuite study is tucked neatly opposite the wardrobe area and diagonally across the bed.
There is also a clear corner for the dining area.
2 bedroom
There are 5 layouts for the 2 bedroom units.
B1 (2-bedroom) : 700sqf, stack 09, 19, 24, 29
B2 (2-bedroom + study) : 678sqf, stack 08, 18
B3 (2-bedroom + study) : 753sqf, stack 25
B4A (2-bedroom + study) : 743sqf, stack 30
B4B (2-bedroom + study) : 743sqf, stack 10 and 20
Most of the 2-bedroom units belong to the B1 type, which comes with 2 bedrooms and 2 bathrooms,
My personal preference is the B4 type.
The difference between the B4 and B1 type is that B4 type has a study area and 2 bathrooms. With the new norm of working from home, the importance of having a separate study area becomes more important.
For investors, B2 type might be most suitable. This comes with a study area but there is only 1 bathroom. At a smaller size of 678sqf, you will be paying a lower quantum which will greatly improve your rental yield.
3 bedroom
There are 3 layouts for the 3-bedroom units.
C1 (3-bedroom) : 947sqf, stack 04, 14
C2A (3-bedroom) : 1109sqf, stack 21
C2B (3-bedroom) : 1109sqf, stack 01 and 11
For the 3-bedroom units, the C1 type is my preference.
This is a very efficient layout at 947sqf. There is no utility room, and the balcony is smaller.
At a smaller floor area than the other 3-bedroom types, the total quantum for this layout will be lower. Most suitable for investors looking to rent out the unit!
4 bedroom
There are 4 layouts for the 4-bedroom units.
D1 (4-bedroom) : 1572sqf, stack 07, 17
D2 (4-bedroom premium) : 1582sqf, stack 02, 12, 22
D3 (4-bedroom premium) : 1798sqf, stack 27
D4 (4-bedroom + study) : 1302sqf, stack 06, 16, 26
Most of the 4-bedroom units in Amber Park belong to the D4 layout (as above). It comes with 4 bedrooms, 2 bathrooms and a study.
At a smaller area of 1,302sqf as compared to the other 4-bedroom types, the total quantum is the most affordable and will appeal to upgraders and big families.
The 4 bedroom D2 and D3 types are premium units. They come with a private lift, 3 bathrooms, 2 ensuites and a wet/dry kitchen.
5 bedroom
There are 3 layouts for the 5-bedroom units.
E1 PES (5-bedroom premium) : 2045sqf, stack 02, 12, 22
E2 (5-bedroom premium) : 2142sqf, stack 02, 12, 22
E3 (5-bedroom + study) : 2336sqf, stack 27
The majority of the 5-bedroom units belong to the E2 type (as above).
This layout is a premium unit. It comes with a private lift, 3 bathrooms, 2 ensuites and a wet/dry kitchen.
The 5-bedroom units (except ground floor units) come with a 6m double volume ceiling in the living and dining area. This works out to be 237sqf of strata void area.
While some appreciate how a high ceiling makes a place looks more spacious, others might find it wasteful to be paying for void area.
Average Prices at Amber Road
Condos at Amber Road can be classified into 2 types:
Big condo development with more than 300 units
(1) The Seaview (TOP 2008, freehold, total units 546)
(2)The Esta (TOP 2008, freehold, total units 400 )
(3) One Amber (TOP 2010, freehold, total units 562)
(4) The Shore Residences (TOP 2014, leasehold 103 years, total units 408)
(5) Amber Park (TOP 2023, freehold, total units 592)
Boutique condos/apartments with less than 200 units
(1) King's Mansion (TOP 1982, total units 196)
(2) Amber Point (TOP 1991, total units 100)
(3) Amber Residences (TOP 2011, total units 114)
(4) The Cape (TOP 2014, total units 76)
(5) Amber Skye (TOP 2017, total units 109)
(6) Amber 45 (TOP 2020, total units 139)
(7) Nyon (TOP 2022, total units 92)
(8) Coastline Residences (TOP 2023, total units 144)
Prices of resale condos in Amber
To compare prices of resale condos in the Amber location, I classify the condos according to whether they are big condo development or boutique condos/apartments.
The average price is for transactions that took place in the past 12 months (August 2023 to July 2024).
The above chart shows the average transacted price for the 3 bigger resale condos in Amber Road.
One Amber has an average price of $2,209psf.
The Esta transacted at an average price of $2,280psf.
The Sea View has an average transacted price of $2,512psf.
I made another price comparison among the boutique condos/apartments.
Amber Residences is transacting at an average price of $2,130psf.
The Aristo @ Amber is averaging $1,877psf.
Amber Skye has an average price of $2,103psf.
Amber 45 has an average price of $2,751psf.
Prices of the last launches in Amber
Next, I did a price comparison among the last launches in the area - Nyon, Coastline Residences and Amber Park.
Nyon is averaging at $2,554psf.
Amber Park has an average price of $2,871psf.
Coastline Residences is transacting at an average price of $2,724psf.
Based on the above research, we can see the units in Amber Park are competitively priced.
So, what's the selling point for Amber Park?
(1) Freehold Tenure
The importance of a freehold property seems to be neglected in times where we are surrounded by so many new launches that are 99-year leasehold.
However, it is the scarcity of such freehold property that preserves the value and makes it a prized possession and legacy to pass on to the next generation.
While most properties in the Amber Road area are freehold, most of them are boutique condos/apartments with smaller land sizes and fewer facilities.
Developers might also embark on the trend of selling new launches on a freehold land but on leasehold tenure.
A good example is The Shore Residences @ Amber Road. Far East Property sold the units in this condo with a 103-year tenure although it is sitting on freehold land.
Property with a freehold tenure will only get more scarce in the future.
(2) Largest new launch land parcel in prime District 15
For buyers who prefer larger development in prime District 15 (Meyer and Amber vicinity), there really aren't many choices now.
In the Amber Road vicinity, the next biggest sites that could be en bloc and redeveloped will be King's Mansion and Amber Point.
Kings Mansion was built in 1982. It has a land size of 176,734sqf with 196 units.
Amber Point was built in 1991. It has a land size of 87,920sqf with 100 units.
In the Meyer Road vicinity, the possible sites that could be en bloc and redeveloped might be Hawaii Tower and The Sovereign.
Hawaii Tower has a land size of 192,342sqf, with 135 units in the development.
The Sovereign has a land size of 143,915sqf and 87 units in the development.
Of course, Meyer Park was enbloc successfully and is now launching soon as Meyer Blue.
The en-bloc potential on Meyer Road is huge.
About Meyer Blue
Meyer Blue, previously. known as Meyer Park, has been sold successfully to United Venture Development, which is a joint venture between UOL Group and Singapore Land Group.
Meyer Blue has a land size of 8,981sqm. This is slightly bigger than another condo nearby, The Belvedere, which has a smaller land size of 7,551sqm and 167 units.
At the point of writing, we received the latest updates from developer on the units breakdown in this condo, as follow:
2 Bedroom Premium & 2 Bedroom+study Premium - 75 units (Estimated 670 to 700sqf)
3 Bedroom & 3 Bedroom Premium - 49 units (Estimated 1,000 to 1,200sqf)
4 Bedroom Premium & 4 Bedroom+study Premium - 75 units (Estimated 1,500 to 1,700sqf)
5 Bedroom Suite - 25 units (Estimated 1,900sqf)
5 Bedroom Penthouse - 2 units (Estimated 3,000sqf)
Contact me to receive the floorplan and VIP showflat viewing!
(3) 200m to Tanjong Katong MRT station
District 15 has always been one of the most popular districts with homebuyers.
And there have been no MRT serving the residents all this while.
Amber Park is located just 200m away from the Tanjong Katong MRT station.
Just imagine the transport accessibility and how it will appeal to homeowners and tenants?
And let's stop and consider this question:
How many condominiums in Singapore are within 5 minutes walk to the MRT station and are freehold?
Conclusion
Amber Park is an iconic development in prime District 15.
Being one of the largest developments here with freehold tenure, Amber Park is able to preserve its value and provide a legacy for many generations.
This is especially important when there are so many uncertainties in the global market.
If you would like to have more details or download the site plan and floorplan, please click here.
If you would like to have a deeper understanding of the research I have done for this development, and how it helps in your Property Wealth Planning, do make an appointment with me.
See you soon!
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About The Author
Vivian joined the real estate industry in 2002.
Over the years, she has transacted numerous property deals, including HDB and private properties. She is well-versed in policies and regulations involving selling and purchasing residential properties. She has also handled complicated transactions like contra, divorce, administration/probate cases, and decoupling / part-share purchases.
Aside from her professional achievements, Vivian is a dedicated mother to 2 boys. Her role as a real estate mom has allowed her to strike a balance between her career and family, spending quality time with her children as they were growing up. Both boys are passionate footballers, and she takes great joy in supporting them at their school and club games.
Vivian is an active real estate salesperson and team leader. Call her at 98577714 for your real estate matters or if you are looking to join the industry.