Type

Units

Min Area

Price Range

3 BR

1496 sqft

S$3.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$3.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700K on this acquisition.
Located 10 min (820 m) from TE25 Tanjong Katong MRT Station.

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11 Amber Road: Premium Residential Living in Tanjong Katong

11 Amber Road stands as a distinguished residential development in one of Singapore's most coveted neighbourhoods. Located along a tree-lined avenue in the heart of Tanjong Katong, this project offers meticulously designed apartments that cater to discerning buyers seeking both comfort and investment potential. The development reflects the prestige of its postcode whilst maintaining accessibility to the broader East Coast community and beyond.

Location and Connectivity

The development benefits from its proximity to Tanjong Katong MRT Station on the TE25 line, situated approximately 820 metres away, or roughly a 10-minute walk. This accessibility to the Thompson East Coast Line has substantially enhanced the district's appeal to commuters and investor communities alike. The TE25 station provides seamless connections across Singapore's expanding rapid transit network, making the development attractive for professionals working in the Central Business District, Marina Bay, or other major employment nodes.

Beyond MRT connectivity, Tanjong Katong is renowned for its cosmopolitan character. Residents enjoy proximity to heritage shophouses, contemporary dining establishments, and lifestyle retailers concentrated around East Coast Road. The neighbourhood's evolution over the past decade has positioned it as a lifestyle destination rather than a mere residential enclave, drawing younger families and established professionals in equal measure.

Unit Offerings and Design

11 Amber Road comprises apartments designed to meet the expectations of Singapore's luxury residential market. The units feature spacious layouts, with configurations spanning multiple bedrooms to accommodate diverse household compositions. Each apartment benefits from thoughtful floor plans that maximise natural light and ventilation, a hallmark of quality residential design in the tropical Singapore context.

Interior finishes reflect contemporary design sensibilities, with attention paid to material quality and functional aesthetics. The development's architectural approach respects the neighbourhood's character whilst introducing modern elements that appeal to today's discerning residents. Ceiling heights, the positioning of living areas relative to windows, and the allocation of private outdoor spaces have all been calibrated to deliver the residential experience expected at this price point.

Amenities and Facilities

Residents at 11 Amber Road have access to a suite of facilities designed to support modern urban living. The development typically includes recreational amenities, landscaped common areas, and security infrastructure befitting a premium residential project. The emphasis on well-maintained communal spaces reflects the development's commitment to fostering a sense of community amongst its resident base.

Parking facilities are integrated into the development, addressing one of Singapore's persistent residential considerations. The provision of secure, convenient parking is particularly valued by residents who maintain vehicles, whether for personal use or as part of a multi-vehicle household arrangement.

Investment Merits and Market Position

From an investment standpoint, 11 Amber Road occupies a compelling position within Singapore's residential real estate landscape. The Tanjong Katong district has demonstrated consistent capital appreciation over multiple property cycles, driven by constrained new supply, strong tenant demand, and the neighbourhood's enduring appeal to both owner-occupiers and investors.

The development's relative rarity in a district where land for new residential projects is scarce enhances its investment proposition. Buyers entering at this stage benefit from purchasing into an established neighbourhood with proven rental demand characteristics. The proximity to TE25 MRT has further solidified the area's attractiveness to international relocations and Singapore's expanding expatriate population, a key driver of rental demand in the East Coast corridor.

Pricing for units at 11 Amber Road reflects the premium positioning of the address and the quality standards embedded in the development. Prospective buyers should expect to invest significantly, though the per-square-foot metrics remain competitive when benchmarked against comparable recently-transacted properties in similar East Coast locations. The development's pricing trajectory will likely track the broader Tanjong Katong market, which has historically outperformed wider Singapore residential indices during market upswings.

Suitability for Different Buyer Profiles

High-net-worth individuals seeking a primary residence in Singapore's East Coast corridor will find 11 Amber Road particularly appealing. The neighbourhood's established infrastructure, prestigious address, and proven lifestyle amenities align closely with the expectations of this buyer cohort. For upgraders transitioning from smaller apartments or properties in other districts, the development offers the spatial generosity and design quality that typically characterise this stage in residential ownership progression.

Investors pursuing rental yield opportunities will recognise the district's strong tenant demand fundamentals. Professional expatriates working on contracts typically seek well-appointed apartments in accessible, lifestyle-rich neighbourhoods—precisely the profile 11 Amber Road serves. Whilst absolute rental yields vary by unit configuration and market cycle, the development's position in a high-demand catchment supports competitive returns relative to alternative residential investments across Singapore.

Market Dynamics and District Outlook

The Tanjong Katong precinct has undergone significant transformation in recent years, evolving from a primarily residential area into a mixed-use neighbourhood characterised by dining, retail, and cultural activity. This evolution has attracted younger professionals and established families alike, diversifying the tenant and owner-occupier base and supporting sustained demand pressures on available housing stock.

New residential supply in the immediate Tanjong Katong area remains limited, a supply-demand dynamic that structurally supports property values across the district. Any new launches within the broader East Coast region typically attract significant interest, yet the completion pipelines remain modest when assessed against the scale of rental and owner-occupier demand. This supply constraint, combined with the district's accessibility via TE25 MRT and its cultural positioning, suggests the environment for capital appreciation remains conducive for developments positioned as premium residential offerings.

Acquisition Considerations

Prospective buyers should be mindful of stamp duties and acquisition costs when evaluating the total investment required. For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty of 20% applies to the property's value, considerably elevating total acquisition outlay. This tax implication warrants careful financial planning, particularly for investors managing multiple residential holdings across Singapore's market.

Financing considerations are also material. The development's pricing and the borrowing caps imposed by Singapore's prudential financing frameworks mean that prospective buyers should engage financial advisers early in the acquisition process. The Total Debt Service Ratio constraints applied by local lending institutions typically permit borrowing of 35% of gross monthly income, a ceiling that varies materially based on household composition and existing debt obligations.

11 Amber Road represents a mature investment into one of Singapore's most established and desirable residential precincts. The combination of location prestige, design quality, and the neighbourhood's proven appeal across multiple buyer cohorts positions the development as a credible option for those seeking exposure to East Coast residential real estate at the premium end of the market spectrum.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing an apartment at 11 Amber Road?

Rental yields for apartments in the Tanjong Katong corridor typically range from 2.5% to 3.5% per annum, depending on unit configuration, floor level, and specific amenities offered. At 11 Amber Road's premium pricing, investors should anticipate yields trending toward the lower end of this range, as the property's acquisition cost is substantial. However, the neighbourhood's strong tenant demand—particularly from professional expatriates and corporate relocations—provides consistent lettings momentum. The TE25 MRT proximity enhances tenant attraction and rental command, as it reduces commute friction for renters working across Singapore's central precincts. Investors should factor in property tax, maintenance contributions, and insurance when calculating net rental returns, which typically absorb 1% to 1.5% of gross rental income annually.

How does the price per square foot at 11 Amber Road compare to recent transactions in Tanjong Katong?

The development's per-square-foot pricing sits within the prevailing Tanjong Katong market range, roughly S$2,300 to S$2,500 per square foot for comparable premium apartments depending on recent comparable transactions and unit-specific variables like floor level and aspect. Over the past 18 to 24 months, the East Coast corridor has seen modest appreciation in per-square-foot metrics, reflecting sustained demand and constrained new supply coming to market. 11 Amber Road's pricing reflects this market equilibrium rather than representing a discount or premium relative to recently transacted properties of similar quality and finishings. Prospective buyers should review recent Arms Length Transactions (ALT) data from nearby projects to validate pricing in their specific sub-segment. The neighbourhood's historical appreciation trajectory—typically outperforming city-wide residential indices by 1% to 2% annually—supports the investment case, though future price momentum depends on broader interest rate environments and Singapore's economic growth trajectory.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second property at this development?

Singapore Citizens acquiring a second residential property are liable for Additional Buyer's Stamp Duty at the current rate of 20% on the property's purchase price. For a unit at 11 Amber Road valued at S$3.5 million, the ABSD liability would total S$700,000, a substantial increment to the total acquisition cost. This 20% ABSD applies in addition to the standard Buyer's Stamp Duty, which ranges from 1% to 4% depending on the property value band. The combined stamp duty impact represents approximately 21% to 24% of the purchase price, significantly elevating the effective cost of acquisition and reducing available equity for leveraging. Prospective second-property buyers should engage tax advisers early to understand the full quantum of acquisition costs, as the ABSD represents a material barrier to entry. This tax regime intentionally structures the market to prioritise owner-occupiers acquiring primary residences; investors should carefully model whether projected rental yields or capital appreciation expectations justify this substantial tax outlay.

What lease tenure does 11 Amber Road carry, and does lease decay pose a resale risk?

11 Amber Road carries a 999-year leasehold tenure, a lease length that is effectively perpetual for residential real estate investment and owner-occupancy purposes. Properties with 999-year leases face negligible lease decay risk over typical investment horizons spanning two to three decades, as the lease term is sufficiently long that financing institutions do not apply resale discounts attributable to lease degradation. The 999-year tenure positions the development favourably compared to 99-year leasehold properties, which face increasingly material valuation impacts once remaining lease terms fall below 70 to 80 years. From a capital appreciation and resale value perspective, the extended lease term supports sustained demand from both owner-occupiers and investors, as buyer concerns regarding lease expiry remain dormant. Financial institutions routinely advance mortgages on 999-year properties without tenure-related haircuts, meaning future buyers will access financing on equivalent terms to those available in today's market, removing a material risk variable affecting resale velocity and pricing.

How does proximity to TE25 MRT Station influence demand and capital appreciation prospects for this development?

The TE25 Thompson East Coast Line station, situated approximately 10 minutes' walking distance from 11 Amber Road, has fundamentally reshaped the East Coast corridor's investment profile since opening. MRT connectivity has expanded the addressable tenant pool by reducing commute times to employment concentrations across Marina Bay, Raffles Place, and emerging tech hubs along the line's route. Buyers and renters increasingly value sub-15-minute MRT walks as a critical lifestyle criterion, and the TE25's presence has elevated Tanjong Katong's competitive positioning within Singapore's broader residential market. Capital appreciation for properties within this MRT catchment has historically outpaced those in less accessible neighbouring precincts by 1% to 2% annually, a measurable pricing premium attributable to connectivity. Looking forward, the TE25's continued maturation—as commuting patterns stabilise and the line becomes fully integrated into daily usage patterns—should sustain or amplify this MRT accessibility premium. Conversely, new residential supply emerging in areas further along the TE25 line may introduce competing options for renters and buyers seeking MRT-proximate living, though land scarcity in Tanjong Katong itself provides structural supply discipline.

Which buyer profiles—HNW individuals, upgraders, first-time buyers, or investors—is 11 Amber Road best suited for?

11 Amber Road is optimally positioned for high-net-worth owner-occupiers and established investors with substantial capital resources. The development's premium pricing, typically S$3.5 million and above, exceeds the financial capacity of first-time buyers in Singapore's market, as it demands either exceptional savings rates or inherited wealth to deploy. Upgraders transitioning from smaller apartments or landed properties in other districts often find the development compelling, particularly those establishing family residences in an established neighbourhood with proven lifestyle infrastructure. The East Coast's pedestrian-friendly retail and dining ecosystem appeals strongly to mid-to-late career professionals seeking quality-of-life improvements alongside property appreciation. Investors with portfolios of multiple properties are equally suited to the development; the stable tenant demand, MRT accessibility, and constrained supply dynamics support consistent rental lettings and long-term capital preservation. First-time buyers should note that the acquisition costs—including stamp duties, legal fees, and financing costs—total approximately 25% to 28% of the purchase price, a material barrier for those without existing property equity or institutional financing relationships. The development's appeal skews decidedly toward capital-sufficient buyer profiles rather than those relying heavily on maximum leverage scenarios.

What Total Debt Service Ratio headroom exists at 11 Amber Road's typical price points, and what financing obstacles should buyers anticipate?

At the development's representative S$3.5 million price point, a buyer intending to finance 80% of the purchase cost would require a S$2.8 million mortgage. Under current prudential lending frameworks, Singapore's financial institutions cap Total Debt Service Ratio at 35% of gross monthly income, meaning the borrower would need a monthly income of approximately S$20,000 to comfortably service this debt load (inclusive of other liabilities). For dual-income household scenarios, this threshold becomes more accessible, yet it remains materially higher than properties at lower price points. The 35% TDSR ceiling, combined with the loan-to-value constraint of typically 80% for residential mortgages, creates a structural financing constraint that effectively prices out buyers whose wealth is insufficient to deploy S$700,000 in down payment capital plus acquisition costs. First-time buyers often exhaust their financing capacity at substantially lower price points, meaning 11 Amber Road frequently attracts repeat investors, upgraders with proceeds from previous property sales, or high-earning professionals with substantial income documentation. Buyers should engage mortgage brokers early to stress-test their TDSR headroom, particularly in scenarios where household employment circumstances change or interest rates rise, both of which compress available borrowing capacity.

How does 11 Amber Road compare to competing premium developments in the Tanjong Katong and East Coast corridor?

The Tanjong Katong area hosts several competing residential developments across varying price and amenity tiers, though direct comparables to 11 Amber Road—i.e., new premium launches in the immediate precinct—remain limited due to constrained land availability. Nearby developments typically either occupy lower-density landed property segments (detached or semi-detached houses commanding higher per-unit prices but lower density) or operate at lower price points than 11 Amber Road's premium positioning. Broader East Coast corridor comparables include developments further along the TE25 line, such as those in Marine Parade or Joo Chiat precincts, which generally offer lower per-square-foot pricing due to less established neighbourhood prestige or marginally longer MRT walks. 11 Amber Road differentiates itself through Tanjong Katong's proven lifestyle positioning—the neighbourhood's concentration of heritage shophouses, contemporary dining, and cultural activity attracts a specific buyer cohort willing to pay premiums for lifestyle adjacency rather than pursuing lower-cost alternatives in less established districts. For investors, the trade-off between premium acquisition costs and stronger tenant demand and capital appreciation potential requires careful analysis; some investors may prefer emerging precincts with lower entry costs, whilst others prioritise de-risked, established neighbourhoods. Prospective buyers should compare rental yield expectations and capital appreciation trajectories directly across competing options rather than assuming premium pricing automatically translates to superior returns.

Are certain unit stacks, floor levels, or configurations at 11 Amber Road better positioned for value retention and appreciation?

Within premium residential developments in Singapore, floor level significantly influences valuation and buyer demand, with mid-to-higher floors typically commanding premiums of 3% to 7% relative to lower floors due to enhanced views, reduced noise, and increased natural light. At 11 Amber Road, units on floors 10 and above generally attract stronger buyer interest and command sustained rental demand from tenants valuing privacy and panoramic aspects. Corner units and those featuring dual aspects (windows on multiple facades) typically outperform similar-floor units lacking these characteristics, as the design flexibility and natural light enhance both owner-occupancy appeal and tenant attractability. Units avoiding structural columns or other architectural impediments to open-plan living also command relative premiums. From an investment standpoint, 2 and 3-bedroom units typically demonstrate broader tenant and owner-occupier appeal than larger configurations, as they serve the widest addressable market. Investors should prioritise units offering flexibility in furnishings and layout adaptations, as this expands the leasable tenant universe. Whilst the development's prestige address supports values across all unit configurations, astute investors typically focus acquisition activity on mid-to-higher floor corner or dual-aspect units within the 3-bedroom size range, as these combinations maximise the intersection of acquisition cost and market demand.

What is the future supply pipeline for residential development in Tanjong Katong and the broader East Coast district, and how might it affect 11 Amber Road's appreciation outlook?

The Tanjong Katong precinct faces exceptionally constrained new residential supply, as remaining developable land parcels are minimal and often encumbered by land-use restrictions, conservation orders on heritage structures, or private ownership reluctance to divest. The Government has designated significant portions of Tanjong Katong for conservation, a policy stance that structurally limits new supply and supports sustained capital appreciation for existing apartments. Looking across the wider East Coast corridor, the TE25 line has catalysed residential interest in areas such as Katong Park, but these emerging precincts typically offer lower-priced products than 11 Amber Road's premium positioning. The Government's ongoing Housing Development Board and private residential supply plans show continued housing initiatives across more distant precincts (Tengah, Punggol, etc.), though these developments target demographics and price points substantially removed from the Tanjong Katong luxury segment. This structural scarcity of new supply in the established, prestigious Tanjong Katong enclave supports 11 Amber Road's long-term capital appreciation prospects, as buyer and investor demand will continue tracking off a constrained supply base. Conversely, if the Government were to release large-scale residential parcels in adjacent precincts with comparable MRT connectivity, competitive pressure could moderate price appreciation; however, current policy settings suggest such releases are unlikely in the near-to-medium term. Overall, the supply discipline favours existing developments like 11 Amber Road, providing a tailwind to ownership returns over medium-term (5-10 year) investment horizons.

[For Sale] 11 Amber Road — From S$3.5M