16 @ AMBER is a 86-year balance leasehold development along AMBER ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 40 units and is TOP 2013.
This profile draws on 7 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, 16 @ AMBER is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for 16 @ AMBER is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 7 sales and 98 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 16 @ AMBER dashboard.
- Average sale price: $960,429 across 7 transactions
- Estimated gross rental yield: 3.6%
- District 15 PSF ranking: Premium tier (top 23%)
- · RCR · D15 · 40 units
About 16 @ AMBER
16 @ AMBER is a condominium, located at AMBER ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by NOVELTY AMBER PTE LTD, comprising 40 residential units, completed in 2013.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 16 @ AMBER:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,919 psf | $805,750 |
| 1 BR | 1 | $1,648 psf | $1,100,000 |
| 2 BR | 2 | $1,689 psf | $1,200,000 |
Sales Market Overview
16 @ AMBER has recorded 7 sale transactions with an average transaction price of $960,429, ranging from $740,000 to $1,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,735 psf | $885,000 | — |
| 2022 | 1 | $1,648 psf | $1,100,000 | ↓ 5.0% |
| 2023 | 1 | $1,760 psf | $1,250,000 | ↑ 6.7% |
| 2024 | 2 | $2,046 psf | $859,000 | ↑ 16.3% |
16 @ AMBER ranks in the top 23% of condos in District 15 by average PSF.
Compared to the RCR average of $2,049 psf, 16 @ AMBER trades 11.4% below the segment benchmark.
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Rental Market Overview
16 @ AMBER has recorded 98 rental transactions with monthly rents averaging $2,916/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 63 | $2,644/mo | $1,700/mo | $3,400/mo |
| 2 BR | 35 | $3,405/mo | $2,000/mo | $4,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $2,163/mo |
| 2022 | 20 | $2,648/mo |
| 2023 | 18 | $3,406/mo |
| 2024 | 21 | $2,980/mo |
| 2025 | 17 | $3,285/mo |
| 2026 | 5 | $3,260/mo |
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Investment Analysis
Based on average rents and sale prices, 16 @ AMBER delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,536 psf | 911 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 766 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,466 psf | 641 |
| AMBER PARK | Freehold | 592 | $2,546 psf | 394 |
Location Map
Map shows 16 @ AMBER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 16 @ AMBER
- Tanjong Katong MRT
- Marine Parade MRT
- Dakota MRT
- CHIJ (Katong) Primary
- Tanjong Katong Primary School
- Tao Nan School
Nearby MRT Stations
16 @ AMBER is 740m from Tanjong Katong MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Katong | TE25 | Thomson-East Coast Line | 740m |
| Marine Parade | TE26 | Thomson-East Coast Line | 850m |
| Dakota | CC8 | Circle Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of 16 @ AMBER, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 670m |
| Tanjong Katong Primary School | Primary | 780m |
| Tao Nan School | Primary | 840m |
| Canadian International School (Tanjong Katong) | International | 950m |
| Broadrick Secondary School | Secondary | 960m |
| EtonHouse International School (Broadrick) | International | 960m |
| Tanjong Katong Girls' School | Secondary | 1.0 km |
| Haig Girls' School | Primary | 1.2 km |
| Geylang Methodist School (Secondary) | Secondary | 1.9 km |
| Kong Hwa School | Primary | 1.9 km |
| Canossa Catholic Primary School | Primary | 2.0 km |
Adequate lease horizon. Around 86 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Tanjong Katong is about 0.74km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 40 units, 16 @ AMBER keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. CHIJ (Katong) Primary sits about 0.67km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 7 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 16 @ AMBER hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 7 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 16 @ AMBER?
What is the rental yield for 16 @ AMBER?
Is 16 @ AMBER freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 7 transactions analysed
- Rental data: 98 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 16 @ AMBER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,640 condo transactions recorded in District 15 over the last 12 months, 64% resale, 34% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 15 could add roughly 500 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Jalan Tembusu | — | ~500 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing 16 @ AMBER against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (820m away), an upgrader gap of about $300,000
- Geylang — 4-room average $761,443 (1.3 km away), an upgrader gap of about $150,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $50,000