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

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The Esta: Contemporary Living in Amber Gardens

The Esta stands as a distinguished residential development within the Amber Gardens enclave, a well-established neighbourhood that combines accessibility with tranquillity. Situated just 640 metres—approximately an 8-minute walk—from TE25 Tanjong Katong MRT station, The Esta offers residents seamless connectivity to Singapore's broader transport network whilst retaining the calm atmosphere characteristic of the East Coast precinct. This strategic positioning makes the development appealing to both owner-occupiers seeking convenience and investors targeting locations with sustained rental demand.

The development presents a range of thoughtfully designed residential units that embrace contemporary architectural principles and smart living technologies. Each property within The Esta incorporates modern material selections, efficient spatial planning, and integrated smart home systems that enhance daily comfort and energy management. The units showcase open-plan kitchens with adaptable configurations, allowing residents to personalise their cooking spaces according to lifestyle preferences. Master suites feature luxurious ensuite facilities, including dual vanities, soaking tubs, and enclosed rainfall showers—design elements that reflect the quality expected at this tier of the market.

Location and Connectivity

Amber Gardens' proximity to Tanjong Katong MRT station positions The Esta within one of Singapore's more accessible residential corridors. The East Coast line connection provides direct routes to the city's central business districts, educational hubs, and entertainment precincts. Beyond public transport, the surrounding neighbourhood offers excellent access to established shopping centres, dining establishments, and recreational facilities. The tree-lined streets and mature residential character of the area contribute to sustained appeal amongst families and professionals who prioritise both convenience and neighbourhood quality.

The 8-minute walking distance to the nearest MRT station sits comfortably within the threshold that most urban residents consider highly desirable, typically supporting stronger capital appreciation and lower vacancy rates for investment properties. Properties located within this proximity band to major transport nodes have historically demonstrated resilience during market cycles and continue to attract both owner-occupiers and investors.

Unit Specifications and Design

Properties at The Esta span multiple bedroom configurations, accommodating diverse household compositions and investment strategies. Typical units feature generous floor plans exceeding 1,500 square feet, providing ample room for families, home offices, and entertainment spaces. The architectural approach emphasises light, ventilation, and flexibility—kitchen designs allow residents to maintain open-plan living or transition to more traditional enclosed cooking areas depending on usage patterns and personal preference.

Bathroom facilities reflect contemporary luxury standards, with main suites offering double vanities, spacious soaking baths, and walk-in rainfall showers separated from toilet facilities. Additional powder rooms and service facilities enhance functionality for larger households. Balconies and outdoor spaces are positioned to maximise natural light and views—south-facing terraces capture afternoon light, whilst northern exposures provide cooler ambient conditions during peak hours.

Smart Home Integration and Modern Living

The Esta incorporates comprehensive smart home technologies that appeal to digitally native residents and those seeking enhanced property management capabilities. Integrated systems manage lighting, climate control, and security through centralised interfaces, reducing energy consumption and improving convenience. These features are increasingly recognised as value-add elements by both end-users and investment purchasers, particularly amongst younger demographic cohorts and high-net-worth individuals who expect modern residences to align with connected lifestyle standards.

The combination of renovated interiors and intelligent building systems positions The Esta properties at the premium end of the Amber Gardens market, justifying rental premiums and attracting quality tenants in the investment sector.

Development Amenities and Community Facilities

Residents benefit from a curated selection of on-site and neighbourhood amenities designed to support active, balanced lifestyles. Swimming pool facilities provide recreational options and social engagement spaces, whilst landscaped grounds create serene environments for relaxation and outdoor activities. The development's design philosophy emphasises community connectivity without compromising privacy—a balance that enhances both daily living experiences and longer-term property valuations.

The maturity of the Amber Gardens precinct means that surrounding facilities—schools, medical clinics, shopping options, and dining establishments—complement on-site amenities and reduce resident dependence on lengthy commutes for daily necessities.

Investment Perspective and Market Positioning

The Esta's positioning within a well-connected, established neighbourhood, combined with contemporary finishes and smart home features, creates compelling investment fundamentals. The East Coast location has demonstrated consistent rental appeal, driven by proximity to employment nodes, educational institutions, and lifestyle amenities. Properties at this specification level attract quality tenants and command rental yields that reward medium to long-term holders.

Pricing at The Esta reflects the quality of finishes, location credentials, and market demand for modern condominium living in this corridor. Prospective buyers evaluating this development should consider their investment horizon, financing capacity, and personal lifestyle requirements—each factor influences whether The Esta represents optimal value relative to alternative properties in comparable locations.

Market Context and Competitive Positioning

Within the broader East Coast condominium market, The Esta occupies a distinctive position—newer construction combined with established neighbourhood credentials, contemporary design paired with accessibility to transport infrastructure. Nearby developments cater to similar demographic profiles, creating a competitive marketplace where product differentiation centres on design quality, amenity selection, and pricing efficiency. Buyers evaluating The Esta should assess how specific units compare to comparable available stock in terms of orientation, floor level, renovation standards, and overall value proposition.

The development appeals most strongly to upgraders seeking expanded space over their existing properties, high-net-worth individuals prioritising location convenience and design quality, and investors targeting sub-five-year hold periods where capital appreciation combines with rental income to generate attractive overall returns.

Frequently Asked Questions

What rental yield might investors realistically expect from an investment purchase at The Esta?

Properties at The Esta typically command rental rates reflecting their location proximity to TE25 Tanjong Katong MRT, contemporary finishes, and smart home features—factors that position them in the mid-to-premium rental segment for the East Coast market. Based on current East Coast condominium rental performance, investors can reasonably anticipate gross rental yields in the 2.5–3.5% range, though actual figures depend heavily on unit configuration, floor level, and specific market conditions at the time of lease commencement. When combined with expected long-term capital appreciation in well-connected neighbourhoods, total returns for medium-term holders (5+ years) tend to exceed returns from alternative fixed-income instruments, making The Esta an attractive option for investors seeking balanced growth and income. Net yields will naturally be lower after accounting for property tax, maintenance contributions, and potential vacancy periods, typically ranging between 1.5–2.5% depending on expense management and tenant quality.

How does The Esta's pricing compare to recent per-square-foot transactions in Amber Gardens and nearby areas?

The Esta's pricing positioning reflects the quality of contemporary finishes, smart home integration, and the development's completion standards—factors that typically justify price-per-square-foot figures at the upper end of the Amber Gardens market spectrum. Recent transactions in comparable developments within walking distance of Tanjong Katong MRT have ranged broadly depending on unit age, floor level, and renovation status, with modern, fully renovated stock commanding premiums over older, unimproved units. Prospective buyers should request recent comparable sale data from their advisors to establish whether specific units at The Esta represent fair market value relative to alternative modern developments in the same precinct, as per-square-foot comparisons can vary significantly based on orientation, view quality, and amenity proximity. The smart home features and open-plan design philosophy may justify slightly elevated per-square-foot pricing compared to conventionally-finished stock of similar size and age.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at The Esta?

Singapore Citizens purchasing The Esta as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, calculated on top of standard Buyer's Stamp Duty. For a property purchased at S$4.5 million, the 20% ABSD would equate to S$900,000 in additional duty payable at completion, representing a material cost in the overall acquisition calculation. This ABSD obligation applies regardless of whether the property is purchased for owner-occupation or investment purposes, making ABSD planning a critical component of the financial due diligence process for second-property buyers. Prospective purchasers should factor this 20% ABSD into total acquisition costs, financing requirements, and overall investment return calculations, as it materially affects the capital outlay and impacts the number of years required to recover this additional cost through rental income or capital appreciation.

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

The specific lease tenure for The Esta requires clarification from the developer or sales team, as this information is critical to long-term value assessments. Should the development carry a 99-year lease, resale demand may gradually moderate as the remaining lease term falls below 80 years, a threshold at which some financing institutions impose stricter loan parameters and investor appetite diminishes. Conversely, developments with 999-year or Freehold tenures face no meaningful lease decay risk, supporting indefinite appreciation potential and unimpaired financing accessibility. Buyers should verify lease duration early in their evaluation process and factor potential refinancing constraints and capital appreciation headwinds into their holding-period assumptions—a property with only 60 years remaining may command materially lower valuations than comparable stock with significantly longer lease terms, even if all other characteristics are identical. This lease consideration is particularly important for investors planning extended hold periods or those considering The Esta as a legacy asset.

How does proximity to TE25 Tanjong Katong MRT station influence buyer demand and capital appreciation potential?

Properties within an 8-minute walk to a major MRT interchange like TE25 Tanjong Katong occupy a premium positioning within Singapore's residential market hierarchy—demand from owner-occupiers and investors has historically remained robust because the location satisfies both convenience-seeking families and yield-focused purchasers. The East Coast line connectivity provides direct access to the CBD, marina, and northern employment clusters, sustaining tenant demand across economic cycles and supporting stable rental growth. Capital appreciation in MRT-proximate locations tends to outpace developments further removed from transport nodes, particularly during periods of limited housing supply or when transport infrastructure improvements expand network reach. The 640-metre distance to Tanjong Katong station positions The Esta at the optimal proximity threshold—close enough to enjoy genuine transport convenience without the premium pricing that applies to ultra-prime, city-centre adjacent properties, making it an efficiency sweet-spot for value-conscious buyers seeking both amenity access and growth potential.

Which buyer profiles are most likely to find The Esta suitable, and why?

High-net-worth individuals upgrading from smaller city properties often find The Esta appealing because it offers contemporary design, smart home integration, and a mature neighbourhood—combining lifestyle quality with professional convenience. Young upgrader families seeking larger space than their first property, particularly those with children, gravitate towards multi-bedroom configurations at The Esta because the East Coast location balances school accessibility, family-friendly amenities, and commute efficiency to central business districts. Property investors targeting sub-five-year to ten-year hold strategies view The Esta as attractive because the modern finishes, rental appeal, and MRT proximity create a compelling income-plus-appreciation profile without the ultra-prime pricing of downtown locations. First-time buyers with substantial financial capacity may consider The Esta if they prioritise modern construction standards and comprehensive smart home features over legacy value in older, prime locations. Conversely, budget-constrained first-time buyers and investors with very long hold horizons may find greater value in older, unimproved stock that can be refurbished selectively, as The Esta's premium finish quality is already embedded in the asking price.

What are the Total Debt Servicing Ratio (TDSR) and financing implications for typical The Esta purchase prices?

For a property priced around S$4.5 million, prospective buyers with standard financing structures (typically 80% loan-to-value for owner-occupiers) would require approximately S$900,000 in cash deposit plus ABSD of S$900,000, totalling S$1.8 million in upfront capital, with a mortgage of approximately S$3.6 million. Under current TDSR guidelines, this mortgage combined with other personal debt obligations must not exceed 60% of the buyer's gross monthly income—meaning a buyer would need gross annual income of approximately S$720,000 to comfortably service the mortgage alone, before accounting for other personal debts. Banks typically stress-test mortgage serviceability at rates 2–3% above the current loan rate, requiring even higher income thresholds to satisfy lending criteria. First-time buyers and those with elevated existing debt obligations may struggle to obtain financing approval at the upper end of The Esta's pricing spectrum, particularly if additional ABSD requirements constrain available capital and compress the loan-to-value ratio. Prospective purchasers should obtain mortgage pre-approval and conduct detailed TDSR calculations with their bank before committing to an offer.

How does The Esta compare to nearby competing developments in terms of value, design, and positioning?

The East Coast condominium market includes several competing developments within comparable distances to Tanjong Katong MRT, each with distinct design philosophies, amenity packages, and pricing strategies. The Esta's positioning centres on contemporary finishes, smart home integration, and spacious floor plans—features that may command premiums over older developments with conventional finishes, but which may be priced competitively relative to other new or recently renovated stock in the same precinct. Prospective buyers should evaluate competing projects across multiple dimensions: the quality and comprehensiveness of smart home systems, the specification and layout of kitchens and bathrooms, the variety and appeal of communal facilities, the specific orientation and view quality of comparable unit types, and the overall pricing efficiency (price per square foot) relative to development age and finish standards. Some competing developments may offer superior amenity packages or more established track records, whilst others may provide lower pricing but require owner contributions towards renovations. Detailed site inspections and comparison of unit specifications, measured on a per-square-foot and per-bedroom basis, will reveal where The Esta delivers genuine value relative to specific competitor developments.

Which floor levels and unit stacks at The Esta are likely to provide the strongest value proposition?

Mid-stack floor levels (typically the 5th to 15th storeys, depending on total building height) often represent optimal value at residential developments like The Esta—they provide meaningful elevation and view separation from ground-level traffic noise and pedestrian activity, whilst commanding lower pricing than penthouses and ultra-high-floor units that attract premium valuations beyond their functional utility for most residents. North-facing units at The Esta may offer cooler ambient temperatures and consistent light without excessive afternoon heat gain, potentially benefiting long-term rental appeal and owner comfort, though some investors favour south-facing orientations if they command price premiums that don't fully reflect tenant demand characteristics. Units located away from lift cores and service areas typically experience superior privacy and potentially stronger market reception, influencing resale and rental velocity. Buyers should inspect multiple comparable units across different floor levels to identify patterns in pricing efficiency and condition—occasionally, higher floors command disproportionate premiums that don't reflect functional differences, creating value opportunities at mid-levels. A buyer's specific preference for view quality, natural light direction, and noise exposure should ultimately guide stack selection, rather than purely pursuing the highest floor available.

What is the future residential supply pipeline in this East Coast district, and how might it affect The Esta's appreciation trajectory?

The East Coast district has experienced relatively constrained new private housing supply in recent years, with limited major residential releases beyond established developments in nearby precincts like Katong and the broader Kaki Bukit corridor. Government land sales (GLS) for residential use in the East Coast area have been infrequent, suggesting that new supply pressures are likely to remain moderate in the medium term, supporting capital appreciation potential for existing developments like The Esta by limiting competing new stock. However, broader Singapore housing policy periodically introduces new supply in neighbouring areas—developments in Bidadari, Mattar, and other regional projects may absorb some buyer demand that might otherwise flow to The Esta, particularly at the upgrader end of the market. Prospective buyers should monitor Urban Redevelopment Authority announcements regarding future GLS releases and developer land parcels in the wider East Coast zone to assess whether significant new competition is likely within their intended holding period. Historically, properties in established, transport-accessible locations like Amber Gardens have demonstrated resilience to new supply impacts, particularly if newer developments target different price points or positioning, but medium-term appreciation assumptions should account for the possibility that moderate new supply could moderate capital gains compared to periods when supply was extremely constrained.

Condominium At Amber Gardens — From S$4.5M