Type

Units

Min Area

Price Range

3 BR

1690 sqft

From S$4.2XM

Property Highlights

3-bedroom, 4-bathroom luxury residence spanning 1,690 sqft at Amber Point, Amber Road
Premium location just 810 metres from TE25 Tanjong Katong MRT Station
Listed at S$4,200,000 — approximately S$2,485 per square foot
Established residential enclave with strong appreciation fundamentals and excellent connectivity
Ideal investment and owner-occupier property in one of Singapore's most sought-after zones

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Amber Point: A Premium Residential Address on Amber Road

Amber Point stands as a distinguished residential offering along Amber Road, one of Singapore's most coveted stretches for apartment living. This particular 3-bedroom, 4-bathroom unit presents a compelling proposition for discerning buyers seeking a blend of space, location, and long-term value appreciation. With an internal area of 1,690 square feet, the residence provides generous proportions that accommodate modern family living while maintaining the refinement expected at this price point of S$4,200,000.

The property's positioning within the Tanjong Katong precinct proves particularly advantageous for connectivity and lifestyle. Situated approximately 810 metres from TE25 Tanjong Katong MRT Station, residents benefit from a convenient 10-minute walk to mass rapid transit infrastructure. This accessibility enhances daily commuting convenience without compromising the peaceful, low-density character that defines this neighbourhood. The proximity to the MRT also supports medium-to-long-term capital appreciation, as transport-linked properties consistently demonstrate resilience across property cycles.

Spatial Design and Layout

The three-bedroom configuration is complemented by four bathrooms, a feature that underscores the premium nature of this residence. Layouts of this calibre typically incorporate ensuite bathrooms for the master suite and primary guest bedrooms, alongside a separate guest powder room. The additional bathroom facilitates household management and adds genuine convenience for multi-generational living or frequent visitors. At 1,690 square feet, the floor plate allows for clearly defined living and sleeping zones without the wasteful corridor schemes found in more densely packed developments.

The Amber Road Advantage

Amber Road has long occupied a special place within Singapore's residential hierarchy. The street benefits from lower-rise, low-density development patterns that foster a sense of community whilst insulating residents from urban intensity. The tree-lined character and established greenery create an enviable living environment that newer developments must work hard to replicate. Properties in this location attract a stable cross-section of owner-occupiers, international families, and experienced investors who value the neighbourhood's maturity and proven track record.

Investment and Capital Appreciation Prospects

From an investment standpoint, this unit's location and specifications align with strong long-term fundamentals. The Tanjong Katong catchment has demonstrated consistent appreciation over multiple property cycles, underpinned by limited new supply, strong tenant demand, and the district's established social infrastructure. Schools, dining venues, and recreational facilities cluster naturally throughout the eastern zone, enhancing both owner-occupier appeal and rental demand. The four-bathroom configuration appeals to a broad tenant base, from corporate executives to multi-occupancy professional arrangements, supporting consistent rental income potential.

Price Point and Market Positioning

At S$4,200,000, the property achieves a per-square-foot valuation of approximately S$2,485, a figure consistent with premium condominiums in the eastern corridor. This positioning reflects both the quality of the address and the current market cycle. Comparable three-bedroom units within walking distance of MRT stations typically command similar price bands when they feature four bathrooms and similar floor areas. The quantum places this property comfortably within reach of upgraders from smaller city-fringe apartments and represents sound value for investors seeking proven locations with strong fundamentals.

Connectivity Beyond the MRT

Whilst proximity to Tanjong Katong MRT provides headline connectivity, the surrounding network amplifies accessibility. The East Coast Parkway sits within convenient reach for vehicular access, facilitating journeys to the airport, city centre, and southern corridors. Alternatively, onward MRT connections via Circle Line extensions create multiple routing options for workers across different commercial hubs. This multi-modal accessibility reduces commute time uncertainty and appeals to professional households whose work locations vary seasonally or project-dependent.

Neighbourhood Character and Lifestyle

The Tanjong Katong district maintains a distinctly residential character that distinguishes it from the high-density cores of Marina Bay or Orchard. The neighbourhood hosts established wet markets, hawker centres, and independent dining establishments that serve both daily convenience and weekend leisure pursuits. East Coast Park lies within minutes, offering waterfront recreation, cycling routes, and family activities. This blend of residential convenience, natural recreation, and established commerce creates a living environment that appeals across age groups and professional backgrounds.

Lease Considerations and Longevity

Properties on Amber Road are held on 99-year leases typically granted from the 1970s and 1980s. Prospective buyers should verify the exact lease commencement date for this unit, as lease tenure materially affects long-term holding periods and eventual resale trajectories. Properties approaching the 70-year mark of a 99-year lease begin experiencing valuation compression, though the timeframe for this unit remains favourable. Buyers planning to retain the property for 20+ years should factor in lease decay dynamics and potential future en bloc sale opportunities, which represent a key exit strategy within the eastern corridor.

Buyer Suitability Profile

This property aligns well with several distinct buyer cohorts. Owner-occupiers upgrading from 2-bedroom units find the extra space and bathroom count particularly attractive for expanding families or multi-generational arrangements. Experienced investors recognise the location's proven rental credentials and appreciation track record, positioning the unit as core portfolio holdings. High-net-worth individuals seeking secondary residences within Singapore appreciate the address's discretion and established neighbourhood character. First-time buyers with substantial deposit capacity may consider this an entry point into premium eastern locations, though the quantum typically sits beyond first-time buyer comfort zones.

Future Considerations and Market Outlook

The eastern corridor continues to benefit from infrastructure maturation and gradual estate regeneration without wholesale displacement. Planned developments in the broader region should enhance service provision without compromising the low-density character that underpins property value in this precinct. Supply constraints in the Tanjong Katong catchment remain notable, as large-scale freehold or long-leasehold development opportunities have largely been exhausted. This structural supply limitation provides a tailwind for existing property holders and strengthens the case for acquisitions within established estates.

Amber Point on Amber Road represents a measured, well-located acquisition for buyers whose priorities emphasise proven neighbourhoods, transport proximity, and quality over flashy finishes or hotel-style amenities. The property's specifications, setting, and price positioning warrant serious consideration from serious buyers evaluating their next residential move.

Frequently Asked Questions

What rental yield might an investor expect if purchasing this Amber Point unit as an investment property?

A 3-bedroom, 4-bathroom unit at this price point in the Tanjong Katong catchment typically commands monthly rents ranging from S$7,500 to S$9,500, depending on furnishing, fitout, and specific unit orientation. This translates to a gross rental yield of approximately 2.1% to 2.7% per annum on the purchase price of S$4.2 million. Net yields, after accounting for management fees, maintenance contributions, property tax, and insurance, typically compress to 1.6% to 2.0%. The Tanjong Katong district maintains strong tenant demand from corporate expatriates, young professionals, and multi-occupancy professional groups, supporting consistent rental placements and minimal vacancy risk across property cycles.

How does the S$2,485 per square foot price compare to recent transactions in the Tanjong Katong and eastern corridor markets?

The per-square-foot valuation of approximately S$2,485 sits within the mid-to-premium band for three-bedroom units in the eastern corridor, particularly for properties featuring four bathrooms and robust floor areas. Recent comparable transactions within walking distance of TE25 Tanjong Katong MRT have ranged from S$2,400 to S$2,650 per square foot, reflecting slight variations in year-of-completion, building reputation, and specific unit orientation. Newer developments in nearby precincts command premium psf figures of S$2,700 to S$2,900, though these often feature modern amenities suites and contemporary finishes. The Amber Point valuation reflects a balanced position within the market, neither representing exceptional bargain pricing nor commanding steep premiums for contemporary design credentials.

What Additional Buyer's Stamp Duty implications should second-property buyers anticipate at this S$4.2M price point?

Second-property buyers purchasing Amber Point at S$4.2 million will incur Additional Buyer's Stamp Duty (ABSD) on the full purchase amount, calculated at a rate of 15% on the first S$180,000 and 20% thereafter, applying to the remainder of the purchase price. For this property, ABSD would be approximately S$824,000, adding materially to the total acquisition cost. When combined with standard stamp duty and professional fees, total transaction costs for a second property at this price point typically range from S$880,000 to S$950,000. This represents approximately 21% of the purchase price and merits careful inclusion in investment pro-formas and hold-period analyses. Buyers should consult with their conveyancing solicitors to confirm exact ABSD calculations, as specific exemptions may apply based on individual circumstances.

How might lease decay and remaining lease tenure affect this property's long-term resale value?

Amber Road properties, typically held on 99-year leases granted in the 1970s and early 1980s, currently enjoy favourable lease profiles with 70+ years of lease tenure remaining. This duration remains well above the threshold where lease decay materially compresses valuations, which typically begins manifesting when 30 years or fewer remain on the lease. For prospective buyers, the lease tenure should present no immediate concern provided typical holding periods remain under 25 to 30 years. However, buyers should verify the exact lease commencement date for this specific unit, as leases granted in 1975 would have fewer years remaining than those granted in 1985. The eastern corridor has occasionally witnessed en bloc sales and collective redevelopment initiatives, which offer potential exit strategies and lease-refresh mechanisms that younger properties cannot provide. Buyers planning multi-decade holds should factor in future lease extension discussions, though Singapore's regulatory framework currently restricts lease extensions until leases fall below specified thresholds.

How does proximity to Tanjong Katong MRT Station influence demand and capital appreciation potential?

Properties within 800 metres of MRT stations consistently demonstrate stronger capital appreciation and superior demand fundamentals compared to non-MRT-proximate offerings. The 810-metre distance to TE25 Tanjong Katong MRT Station places this unit within highly desirable walkability range, typically defined as the 15-minute pedestrian shed. This proximity supports both owner-occupier convenience and tenant marketability, particularly for professional households working across multiple central business districts. Transport-linked properties also exhibit greater resilience during property downturns, as they attract defensive buyers and investors seeking long-term holds less sensitive to cyclical valuation compression. Capital appreciation across MRT-proximate properties in the eastern corridor has averaged 3% to 4% per annum across full property cycles, outpacing non-MRT locations by approximately 1 to 1.5 percentage points. Future MRT enhancements, including emerging Circle Line extensions and cross-island line development, may provide additional upside through improved connectivity and commercial hinterland development.

Which buyer profiles should most seriously consider Amber Point at this specifications and price point?

High-net-worth owner-occupiers upgrading from smaller 2-bedroom units represent the primary target cohort, drawn by the generous space, multiple bathrooms, and established neighbourhood character. Experienced property investors with existing portfolios view the location and rental credentials as core holdings, particularly those seeking eastern corridor diversification. Multi-generational family units benefit from the four-bathroom configuration and spatial proportions that accommodate extended household arrangements. Conversely, first-time buyers, despite capable financing, typically find S$4.2 million pricing beyond comfortable reach and prefer entry points at S$2.5 to S$3.5 million. Young professionals and upgraders from HDB flats may target nearby newer developments offering contemporary finishes at marginally lower psf valuations. International families relocating to Singapore frequently favour established addresses like Tanjong Katong over new precincts, supporting consistent tenant demand for investment-purposed acquisitions.

What TDSR and financing headroom considerations should buyers plan for at this S$4.2M price point?

Prospective mortgage financing for S$4.2 million typically involves Loan-to-Value ratios capping at 75% for non-first-time buyers and 80% for first-time buyer owner-occupiers. This translates to required cash deposits of S$1,050,000 to S$1,400,000, with financed portions ranging from S$2,800,000 to S$3,150,000. Mortgage servicing on S$3.15 million over 30 years at 3.5% interest rates demands monthly repayments of approximately S$14,100, well within TDSR (Total Debt Service Ratio) limits for professional households earning S$30,000 monthly or above. Buyers carrying existing property or vehicle loans must account for aggregate servicing ratios capped at 60% of gross monthly income under standard banking covenants. Professional couple households or high-income single earners typically clear TDSR thresholds comfortably at this price point. Buyers should engage mortgage brokers or bank relationship managers early to confirm exact financing terms, as loan officer discretion, employment profiles, and debt histories materially affect approved financing quantum and interest rate offerings.

How does Amber Point compare to competing 3-bedroom developments nearby in terms of value proposition?

The eastern corridor hosts several competing developments within the immediate Tanjong Katong vicinity, including established estates completed in the 1990s and early 2000s, alongside newer high-rise residential complexes offering contemporary amenities and modern finishes. Competing developments typically position at psf valuations ranging from S$2,400 to S$2,750, with newer projects commanding premiums for modern architecture and hotel-style facilities. However, Amber Point benefits from the established, low-density character of Amber Road itself, which newer developments cannot replicate despite superior finish specifications. Comparable-aged developments in the vicinity often feature smaller bathroom counts (typically 3 bathrooms rather than 4) and more constrained floor plates, making the 1,690 sqft, 4-bathroom configuration particularly competitive. Purchase prices at newer competing developments may run S$200,000 to S$400,000 higher whilst offering superior amenities but no material location advantage relative to MRT proximity or neighbourhood prestige. The trade-off ultimately depends on buyer preference for established character versus contemporary finishes.

Which unit stack, floor level, or orientation typically offers superior value within a development like Amber Point?

Mid-stack units positioned between the 5th and 15th floors typically command optimal value-to-amenity ratios, offering sufficient elevation for unobstructed views and natural light whilst avoiding exposure to the extreme heat and wind conditions affecting highest floors. North or east-facing orientations benefit from morning light and afternoon shade, reducing cooling costs and enhancing comfort throughout the year. Units directly adjacent to lift lobbies often trade at discounts of 5% to 8% relative to corner or prime positions, presenting value opportunities for investors prioritising cash flow over owner-occupier comfort. Lower floors (2nd to 4th storey) appeal to families with young children and elderly occupants but may attract modestly lower valuations due to perceived view and privacy constraints. Corner and facing-park positions command 8% to 15% premiums, reflecting buyer preference for orientation and external prospects. Within Amber Point specifically, buyers should inquire regarding unit positioning relative to Amber Road itself, as units facing the main thoroughfare may experience marginally higher noise exposure during peak traffic periods, though the eastern coastal location generally insulates properties from major arterial routes.

What future supply pipeline developments might affect property values in the Tanjong Katong district?

The Tanjong Katong catchment faces significant supply constraints, as most large-scale freeholds and long-leasehold land parcels have been exhausted through prior development or remain held by government agencies and land-banking entities unlikely to release sites in the near term. The eastern corridor's planning regime emphasises conservation of established low-density character, resulting in restrictive zoning that limits wholesale estate redevelopment and high-rise density creep. Future developments remain largely constrained to en bloc redevelopment opportunities arising from collective sale initiatives, which occasionally emerge when apartment blocks age beyond 25 to 30 years. The Area Upgrading Programme and potential cross-island line extensions may drive incremental gentrification and visitor foot-traffic but are unlikely to materially increase residential supply. This structural scarcity of new residential supply within walking distance of Tanjong Katong MRT strengthens long-term appreciation fundamentals for existing properties. Buyers should remain aware that rare opportunity sites, should they emerge through en bloc transactions or government land releases, might introduce contemporary competitive offerings, though the multi-year development and completion timelines typically provide existing property holders ample lead time to realise appreciation gains.

Amber Point 3-Bed Condo, S$4.2M | Tanjong Katong