THE SEA VIEW is a freehold development along AMBER ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 546 units and is an established secondary-market project.
This profile draws on 54 recorded transactions from URA REALIS 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 15 (Katong / Joo Chiat), the immediate context for THE SEA VIEW 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 54 sales and 738 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SEA VIEW dashboard.
- Average sale price: $3,241,598 across 54 transactions
- Estimated gross rental yield: 2.4%
- District 15 PSF ranking: Premium tier (top 6%)
- Freehold tenure · RCR · D15 · 546 units
About THE SEA VIEW
THE SEA VIEW is a freehold condominium, located at AMBER ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), comprising 546 residential units.
As a freehold property, THE SEA VIEW does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SEA VIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 7 | $2,371 psf | $1,326,857 |
| 3 BR | 10 | $2,525 psf | $3,070,770 |
| 4 BR | 34 | $2,349 psf | $3,527,958 |
| 5+ BR | 3 | $1,809 psf | $5,033,333 |
Sales Market Overview
THE SEA VIEW has recorded 54 sale transactions with an average transaction price of $3,241,598, ranging from $1,270,000 to $5,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $2,002 psf | $3,187,800 | — |
| 2022 | 6 | $2,195 psf | $2,778,617 | ↑ 9.7% |
| 2023 | 9 | $2,316 psf | $3,452,778 | ↑ 5.5% |
| 2024 | 10 | $2,516 psf | $3,125,489 | ↑ 8.6% |
| 2025 | 13 | $2,702 psf | $3,405,977 | ↑ 7.4% |
| 2026 | 1 | $2,801 psf | $3,950,000 | ↑ 3.7% |
THE SEA VIEW ranks in the top 6% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, THE SEA VIEW trades 15% above the segment benchmark.
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Rental Market Overview
THE SEA VIEW has recorded 738 rental transactions with monthly rents averaging $6,398/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 126 | $3,195/mo | $2,200/mo | $4,300/mo |
| 3 BR | 308 | $6,420/mo | $3,600/mo | $9,050/mo |
| 4 BR | 293 | $7,532/mo | $4,400/mo | $11,400/mo |
| 5+ BR | 11 | $12,255/mo | $7,000/mo | $14,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 140 | $4,955/mo |
| 2022 | 141 | $5,602/mo |
| 2023 | 148 | $7,062/mo |
| 2024 | 119 | $6,954/mo |
| 2025 | 154 | $7,073/mo |
| 2026 | 36 | $7,675/mo |
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Investment Analysis
Based on average rents and sale prices, THE SEA VIEW delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows THE SEA VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SEA VIEW
- Marine Parade MRT
- Tanjong Katong MRT
- Marine Terrace MRT
- CHIJ (Katong) Primary
- Canadian International School (Tanjong Katong)
- Tao Nan School
Nearby MRT Stations
THE SEA VIEW is 390m from Marine Parade MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Parade | TE26 | Thomson-East Coast Line | 390m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.0 km |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 10 schools within 2 km of THE SEA VIEW, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 450m |
| Canadian International School (Tanjong Katong) | International | 740m |
| Tao Nan School | Primary | 780m |
| Broadrick Secondary School | Secondary | 790m |
| EtonHouse International School (Broadrick) | International | 790m |
| Tanjong Katong Primary School | Primary | 810m |
| Tanjong Katong Girls' School | Secondary | 830m |
| Haig Girls' School | Primary | 1.2 km |
| Canossa Catholic Primary School | Primary | 1.8 km |
| Telok Kurau Primary School | Primary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Marine Parade sits about 0.39km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Established price discovery. 54 transactions in URA REALIS (TTM avg $2,727 psf, median sale $3,400,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Resort-scale facilities. At 546 units, THE SEA VIEW typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
School-belt proximity. CHIJ (Katong) Primary sits about 0.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE SEA VIEW 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. 54 transactions in URA REALIS 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 THE SEA VIEW?
What is the rental yield for THE SEA VIEW?
Is THE SEA VIEW freehold or leasehold?
How far is the nearest MRT from THE SEA VIEW?
What is the tenure of THE SEA VIEW?
How does THE SEA VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SEA VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 54 transactions analysed
- Rental data: 738 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 THE SEA VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.