Type

Units

Min Area

Price Range

4 BR

1593 sqft

S$4.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$896K on this acquisition.
Located 8 min (640 m) from TE25 Tanjong Katong MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

The Esta: Premium Living at Amber Gardens

The Esta stands as a distinguished residential development positioned in one of Singapore's most coveted coastal neighbourhoods. Situated at 39 Amber Gardens, this condominium project commands a strategic location that balances urban convenience with the leisurely character of the East Coast precinct. The proximity to Tanjong Katong MRT station — just 640 metres or approximately eight minutes on foot — seamlessly connects residents to the broader city while preserving the area's relaxed, established ambience.

The development attracts a diverse buyer profile, from young families seeking spacious homes to seasoned investors recognising the area's enduring appeal and rental resilience. Amber Gardens itself has evolved into a mature enclave where tree-lined streets, proximity to the coast, and access to quality schools create an environment that appeals across multiple buyer segments. The Esta's positioning within this context reflects both its architectural quality and the underlying strength of its location.

Unit Designs and Living Spaces

Residences at The Esta showcase thoughtful floor plans that prioritise natural light, ventilation, and functional layout. Multi-bedroom units feature generous proportions, with several configurations incorporating private outdoor spaces such as balconies and yards. The development's orientation allows many units to capture unobstructed views of communal gardens and pool facilities, contributing to the sense of space and connection to the development's landscaped surroundings.

Interior finishes across the project reflect contemporary standards, with modern kitchen cabinetry, updated bathroom fixtures, and climate control systems that meet the expectations of discerning buyers. Many units benefit from recent renovation and maintenance programmes, ensuring that the stock remains competitive and move-in ready. Master suites often incorporate luxury touches such as dual vanities and bathtub provisions, whilst additional bedrooms are dimensioned to accommodate home offices, guest facilities, or flexible use spaces.

Communal Facilities and Amenities

The Esta delivers a comprehensive suite of facilities typical of premium condominiums in this price segment. Resort-style swimming pools form the centrepiece of the recreational landscape, complemented by landscaped gardens and relaxation zones. The development's architectural design ensures that pool and garden views remain a feature of many units, adding both aesthetic appeal and perceived value.

Common areas are designed to encourage resident engagement, with multiple recreation zones catering to families, fitness enthusiasts, and those seeking quiet retreat. The maintenance standards across communal spaces reflect the development's commitment to preserving property quality and resident satisfaction. Security infrastructure and controlled access points provide the peace of mind expected in premium residential developments, whilst parking provisions ensure convenient vehicle storage for multiple-car households.

Location and Transportation Connectivity

The Tanjong Katong MRT station, situated on the East-West Line, represents a primary transportation asset for The Esta residents. The station's accessibility facilitates commutes to the Central Business District, Jurong East, and across the wider MRT network. Beyond MRT connectivity, the Amber Gardens address benefits from established bus routes, making alternative public transport options readily available for residents and visitors alike.

The East Coast corridor itself has evolved into a mixed-use neighbourhood where residential properties coexist with retail, dining, and recreational facilities. The proximity to East Coast Park creates opportunities for waterfront leisure, whilst shopping destinations and schools are distributed throughout the surrounding area. This combination of transport accessibility and local amenities positions The Esta as an attractive choice for professionals, families, and empty-nesters prioritising convenience and lifestyle quality.

Investment and Ownership Considerations

The Esta's location within the East Coast planning area, combined with its condominium status and established reputation, makes it a relevant consideration for investors evaluating residential property acquisition. The neighbourhood's consistent demand from both owner-occupiers and renters reflects its appeal across different buyer motivations. Rental yields in this district have historically performed respectably, supported by the area's desirability for expatriate and local tenants seeking accessible, well-serviced residential locations.

Capital appreciation prospects hinge on several factors: the development's structural quality, the trajectory of infrastructure investment in the East Coast corridor, and the broader dynamics of the private residential market. Properties in mature, well-connected neighbourhoods typically demonstrate greater price stability and gradual appreciation compared to developments in emerging areas. The Esta's position within an established precinct with stable amenities and limited disruptive development suggests that ownership carries lower execution risk for medium- to long-term investors.

For Singapore Citizens considering a second residential property, the Additional Buyer's Stamp Duty at 20% represents a material cost component that should be incorporated into acquisition budgeting and return calculations. This duty, applied on top of standard stamp duties, effectively increases the purchase cost and impacts the required equity capital for acquisition.

Neighbourhood Context and Lifestyle

The East Coast has maintained its character as a family-friendly, established residential zone with strong social infrastructure. International schools serving the area have attracted expatriate families and globally mobile professionals, contributing to a cosmopolitan yet grounded community character. Local restaurants, cafes, and retail establishments reflect the neighbourhood's maturity, offering dining and shopping options without the intensity of central business areas.

The coastal setting, accessible via East Coast Park, provides residents with waterfront recreation including cycling, jogging, and picnicking facilities. This proximity to outdoor space and natural environment is increasingly valued by buyers prioritising work-life balance and quality of life considerations. For families with school-age children, the established reputation of East Coast schools adds weight to the neighbourhood's appeal.

Market Position and Competitive Context

The Esta competes within the premium condominium segment, positioned against other established developments in the East Coast and adjacent districts. Properties in this category typically trade on factors including location proximity, unit size, facility quality, maintenance standards, and the perceived trajectory of the neighbourhood. The development's track record of resident satisfaction and maintenance quality contribute to its standing within this competitive set.

Pricing across The Esta reflects unit-specific variations in floor level, orientation, and view characteristics, as is standard across condominium developments. Entry-level units commence from competitive price points, with larger configurations and premium stack locations commanding appropriately higher valuations. This price stratification allows prospective buyers to select residences aligned with their spatial requirements and budget parameters.

Financing and Affordability Assessment

Buyers financing purchases through banking institutions should anticipate that loan-to-value ratios for residential property in this segment typically range from 70% to 80%, depending on individual bank policies and borrower profile. Total Debt Service Ratio compliance represents an important consideration, with buyers requiring demonstrated monthly income levels that comfortably accommodate mortgage repayment alongside other financial obligations. The purchase price of units at The Esta generally falls within a range accessible to dual-income professional households and experienced property investors.

First-time property buyers might find certain unit types at The Esta within reach, particularly when partnering with a co-buyer, whilst high-net-worth individuals would typically view the development as a component of a diversified property portfolio. Upgraders from smaller apartments or landed property find the space configuration at The Esta aligned with expanding family needs, making the development a natural progression in the buyer journey.

Forward Outlook and Future Considerations

The East Coast planning area has reached a stage of maturity where major new residential supply is unlikely, a factor that historically supports price stability and gradual appreciation in established developments. Any future infrastructure improvements—such as enhanced park facilities, expanded retail offerings, or transport upgrades—would likely benefit existing properties through increased neighbourhood appeal and ease of access. The freehold or long-lease status of properties at The Esta (where applicable) provides additional reassurance regarding long-term ownership prospects and resale viability.

For prospective residents, The Esta offers the tangible benefits of an established address, proven community infrastructure, and the confidence that accompanies ownership in a neighbourhood with demonstrated resilience and sustained demand. Whether viewing the property as a primary residence or as an investment vehicle, the combination of location, design, and market position positions The Esta as a considered choice within Singapore's premium residential landscape.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at The Esta as an investment property?

The Esta's location within the East Coast precinct, characterised by steady demand from expatriate families and mobile professionals, typically supports gross rental yields in the region of 2.5% to 3.5% annually, depending on unit type and configuration. Properties of this size and quality in established, well-serviced neighbourhoods tend to command consistent rental demand, particularly from tenants seeking proximity to international schools, waterfront recreation, and established amenities. However, actual yields will vary based on the specific unit purchased, its condition, the rental management approach adopted, and prevailing market rental rates at the time of acquisition. Investors should undertake independent market research or consult property specialists to validate yield projections aligned with their acquisition price and holding period.

How do recent price-per-square-foot transactions in the East Coast compare to The Esta's positioning?

The East Coast condominium market has demonstrated psf price ranges typically between S$1,000 and S$1,500 depending on unit size, condition, floor level, and facility quality. The Esta, as an established development with comprehensive amenities and proximity to Tanjong Katong MRT, generally transacts within the upper-middle band of this range, reflecting its maintenance standards and neighbourhood reputation. Comparable transactions in adjacent or competing developments serve as useful benchmarks for evaluating whether specific units at The Esta represent fair value relative to recent market activity. Prospective buyers are advised to review recent sold transactions for similar-sized units in the immediate vicinity to contextualise their specific unit's pricing within current market conditions.

What is the Additional Buyer's Stamp Duty impact if I am a Singapore Citizen purchasing a second residential property at The Esta?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, in addition to standard stamp duties. For a unit purchased at typical price points across The Esta, this represents a significant cost component that must be factored into total acquisition expenses and financing requirements. For example, a purchase price of S$2 million would attract approximately S$400,000 in ABSD, materially increasing the equity capital required and impacting return-on-investment calculations for investor-buyers. This duty effectively increases the purchase cost per square foot and should be incorporated into acquisition budgeting, particularly for investors evaluating yield and capital appreciation prospects over the holding period.

What lease tenure does The Esta have, and how might lease decay affect long-term resale value?

The Esta's lease tenure structure should be verified at the point of purchase, as this has material implications for long-term resale viability and financing availability. Properties with 99-year leases will experience gradual lease decay over decades, which typically impacts resale value as the lease approaches its final years—though this remains a secondary consideration for buyers with medium-term (10–20 year) holding horizons. Freehold or 999-year leases present no meaningful lease decay risk and maintain stronger resale appeal across all time horizons. Prospective purchasers should confirm the specific tenure applicable to their chosen unit and consider how this might influence their holding period, financing options (some lenders impose restrictions on shorter leases), and eventual sale prospects. In the East Coast market, where properties have demonstrated resilient pricing, tenure considerations are outweighed by location and condition factors for most buyer profiles.

How does proximity to Tanjong Katong MRT station influence demand and capital appreciation at The Esta?

The Tanjong Katong MRT station, positioned on the East-West Line, represents a material asset for The Esta residents, providing rapid access to the Central Business District, Jurong East, and the broader metropolitan network. Properties within 800 metres of established MRT stations typically command pricing premiums relative to less-connected developments and have demonstrated more consistent capital appreciation over market cycles. This accessibility is particularly valued by working professionals, commuting families, and investors targeting tenant profiles including expats and dual-income couples. The proximity to MRT infrastructure has historically supported sustained demand and rental interest, contributing to price stability and gradual appreciation in the East Coast precinct. However, much of this advantage is already reflected in current property valuations, meaning the MRT benefit represents an existing value feature rather than a future appreciation catalyst.

Is The Esta suitable for first-time buyers, upgraders, investors, or high-net-worth individuals?

The Esta attracts multiple buyer profiles for different reasons. First-time buyers may find entry-level units accessible when partnering with a co-buyer or accessing parental assistance, though financing at the lower price bands typically requires robust income documentation. Upgraders transitioning from smaller apartments or HDB flats find the spacious configurations and established neighbourhood appeal well-aligned with expanding family needs. Property investors appreciate the location's rental demand fundamentals, stable neighbourhood character, and the development's reputation for maintenance standards. High-net-worth individuals often view The Esta as a solid core holding within diversified property portfolios, valuing the location's established reputation and the convenience of premium condominium living without the volatility of emerging-area developments. The diversity of unit types and price points across The Esta accommodates this range of buyer profiles, though each should assess suitability based on their specific financial capacity, holding horizon, and lifestyle priorities.

What Total Debt Service Ratio (TDSR) and financing headroom should I expect at typical The Esta price points?

Properties at The Esta typically trade in price bands where a 75% loan-to-value ratio would result in mortgage amounts requiring monthly servicing in the range of S$8,000 to S$15,000+ depending on the specific purchase price. Bank lending standards require that total monthly debt servicing (including the mortgage, existing loans, credit card commitments, and other liabilities) not exceed 60% of gross monthly income, a metric known as Total Debt Service Ratio (TDSR). For a household financing a mid-range unit at The Esta, this generally requires demonstrated gross monthly household income of approximately S$20,000 to S$30,000 to satisfy banking criteria comfortably. Prospective buyers should engage directly with lending institutions to obtain pre-approval amounts aligned with their income profile and existing financial obligations, as TDSR calculations vary based on individual circumstances. First-time buyers and those with limited existing income may find larger units challenging without co-buyer support or significant equity contribution.

How does The Esta compare in value and positioning to nearby competing developments in the East Coast area?

The East Coast precinct hosts several established condominium developments competing in overlapping price and quality segments, including properties along Marine Parade Road, Bedok, and the broader eastern corridor. The Esta differentiates itself through its location proximity to Tanjong Katong MRT, its maintenance standards, communal facility quality, and the established reputation of the Amber Gardens address itself. Comparable developments may offer similar unit configurations and price ranges but vary in facility amenities, management quality, and community perception. Recent transaction activity in nearby developments—such as sales prices, time-on-market, and unit-mix—provides useful context for assessing The Esta's competitive positioning and value proposition. Prospective buyers should view 3–5 comparable developments in the vicinity to validate that The Esta represents optimal value relative to their specific requirements and budget constraints.

Which unit stacks and floor levels at The Esta typically offer the best value and desirability?

Unit positioning within The Esta influences valuation and appeal in several ways. Mid-floor units (approximately levels 5–25 in a typical development) often represent optimal value, as they command modest premiums over lower floors whilst avoiding the steepest pricing associated with penthouses and ultra-high floors. Units positioned away from structural elements (lift lobbies, service cores) with unobstructed views of pool and garden amenities command premium pricing relative to units facing internal courtyards or neighbouring blocks. South, south-east, and east-facing orientations are generally preferred in Singapore, as they provide morning light and evening breezes without the intense afternoon heat associated with west-facing exposures. Units characterised as 'corner' positions often attract premium pricing due to enhanced views and slightly superior cross-ventilation. Investors and owner-occupiers should balance premium pricing for highly desirable positions against the value proposition of mid-floor, well-ventilated units that may offer superior rental appeal and moderate price points.

What does the future supply pipeline look like for residential developments in the East Coast planning area?

The East Coast has reached a stage of urban maturity where substantial new residential development is unlikely due to land constraints, existing built density, and the preservation of coastal recreation spaces. This scarcity of new supply has historically supported price stability and gradual capital appreciation in established developments, as new demand competes for a finite stock of existing properties rather than relocating to emerging alternatives. Any future Government Land Sales (GLS) releases in the broader eastern districts would occur primarily in less-established areas such as Bedok or Tampines, rather than the mature East Coast precinct. This supply-constrained environment benefits existing property owners, particularly those in well-maintained, well-located developments such as The Esta, by reducing the risk of large-scale new competitive supply that could suppress pricing. The absence of anticipated new major residential projects in the immediate vicinity represents a long-term advantage for property holders seeking capital stability and gradual appreciation.

Condominium At 39 Amber Gardens — From S$4.5M