38 AMBER is a 81-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 29 units and is TOP 2008.
This profile draws on 0 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 18 years from TOP, 38 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 38 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 0 sales and 130 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 38 AMBER dashboard.
- · RCR · D15 · 29 units
About 38 AMBER
38 AMBER is a condominium, located at AMBER ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by HO BROTHERS INVESTMENT PTE LTD, comprising 29 residential units, completed in 2008.
With approximately 81 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
38 AMBER has recorded 130 rental transactions with monthly rents averaging $4,699/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 60 | $4,158/mo | $2,900/mo | $4,700/mo |
| 3 BR | 65 | $4,841/mo | $3,350/mo | $5,500/mo |
| 4 BR | 5 | $9,360/mo | $8,800/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 22 | $3,389/mo |
| 2022 | 24 | $4,368/mo |
| 2023 | 16 | $5,272/mo |
| 2024 | 34 | $5,201/mo |
| 2025 | 26 | $4,974/mo |
| 2026 | 8 | $5,125/mo |
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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 38 AMBER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 38 AMBER
- Marine Parade MRT
- Tanjong Katong MRT
- CHIJ (Katong) Primary
- Tanjong Katong Primary School
- Tao Nan School
Nearby MRT Stations
38 AMBER is 590m from Marine Parade MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Parade | TE26 | Thomson-East Coast Line | 590m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 870m |
Nearby Schools
There are 12 schools within 2 km of 38 AMBER, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 510m |
| Tanjong Katong Primary School | Primary | 760m |
| Tao Nan School | Primary | 770m |
| Canadian International School (Tanjong Katong) | International | 810m |
| Broadrick Secondary School | Secondary | 840m |
| EtonHouse International School (Broadrick) | International | 840m |
| Tanjong Katong Girls' School | Secondary | 900m |
| Haig Girls' School | Primary | 1.2 km |
| Canossa Catholic Primary School | Primary | 1.8 km |
| Telok Kurau Primary School | Primary | 1.9 km |
| Kong Hwa School | Primary | 2.0 km |
| Geylang Methodist School (Secondary) | Secondary | 2.0 km |
Adequate lease horizon. Around 81 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. Marine Parade is about 0.59km — 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 29 units, 38 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 0.51km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: 38 AMBER benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 38 AMBER?
What is the rental yield for 38 AMBER?
Is 38 AMBER freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Rental data: 130 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 38 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 38 AMBER against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (560m away)
- Geylang — 4-room average $761,443 (1.2 km away)
- Kallang/whampoa — 4-room average $882,887 (1.9 km away)