Overview & Key Facts
11 Amber Road is a quietly distinguished boutique condominium tucked into the heart of Katong, one of Singapore’s most culturally layered neighbourhoods. Completed in 2005 and developed by Taramon Pte Ltd, the development comprises just 40 units — a scale that immediately sets it apart from the wave of large-format launches that have since transformed the Amber Road corridor. With residential towers in the 800- to 1,000-unit range now rising within walking distance, the appeal of 11 Amber Road lies precisely in what it is not: crowded, anonymous, or hurried.
The development sits on a 99-year leasehold plot with approximately 78 years remaining as of 2026 — a figure that will increasingly shape re-sale dynamics as it crosses below the 75-year mark within the next three years, triggering reduced CPF usage allowances for buyers. For current owners, this lease profile underscores the importance of timing any exit well ahead of that threshold. For buyers entering now, the lease clock is a material consideration that must be weighed against the location and price advantages the development still holds.
What the address offers is a prime East Coast position within a district that has seen sustained price appreciation across all tenure types. District 15 spans the stretch from Geylang to Marine Parade, and the Amber Road sub-market — bounded by East Coast Park on one side and the Katong shophouse belt on the other — commands some of the most consistent rental demand in Singapore’s private residential market, driven by its walkable lifestyle, proximity to international schools, and the perennial draw of the East Coast lifestyle for both local families and expatriate households.
Location & Connectivity
The immediate surroundings of 11 Amber Road offer a lifestyle that few other Singapore sub-markets can replicate at its price point. The Katong shophouse belt along East Coast Road and Joo Chiat Road — packed with Peranakan restaurants, independent cafes, heritage bakeries, and weekend brunch institutions — is within a short stroll. I12 Katong mall is roughly 600 metres away, providing a Cold Storage supermarket, dining options, and a cinema. The stretch of East Coast Park accessible from Marine Parade Road is under one kilometre, making it practical for weekend cycling and running without needing a car.
MRT connectivity, however, is the honest weak point of the address. Marine Parade MRT (Thomson-East Coast Line) and Tanjong Katong MRT both sit at approximately 820–830 metres from the development — just over the threshold that most residents would consider a comfortable walk in Singapore’s heat. In practice, the walk is manageable in the evening or early morning, but most MRT-dependent residents will find themselves relying on a short bus connection or a taxi for the first-and-last-mile gap. For drivers, the Amber Road location is considerably more advantageous: the ECP provides rapid access to the CBD in 15 minutes under normal conditions, and the PIE is accessible via the Tanjong Katong Road interchange.
The school catchment around 11 Amber Road is genuinely excellent for a D15 address. CHIJ (Katong) Primary sits just 710 metres from the development — well within the 1 km Phase 2C priority radius. Tanjong Katong Primary, Tao Nan School, Tanjong Katong Girls’ School, and Haig Girls’ School all fall within 1.1 to 1.4 km. The Canadian International School at Tanjong Katong and EtonHouse International School (Broadrick) round out the international school options within roughly a kilometre, making this address particularly practical for expatriate families.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Broadrick Secondary School | secondary | ~1.0 km |
| Canadian International School (Tanjong Katong) | international | ~1.0 km |
| EtonHouse International School (Broadrick) | international | ~1.0 km |
| Tanjong Katong Girls' School | secondary | ~1.1 km |
| Haig Girls' School | primary | ~1.3 km |
Facilities
With just 40 units on site, 11 Amber Road offers the facilities profile typical of a boutique condominium: a lap pool, a small gymnasium, and communal landscaped areas. There is no tennis court, no function room cluster, no clubhouse, and no children’s play zone of note — nor should buyers expect them at this scale. The trade-off is an unusually low population density relative to the land area, meaning the pool and gym are almost never crowded and the development retains the quiet, private atmosphere that larger condominiums can rarely sustain. Maintenance fees are lower as a consequence, though the absence of major shared amenities means residents will rely almost entirely on the surrounding neighbourhood for recreation, dining, and social facilities.
For residents who embrace the Katong lifestyle, this is a genuine advantage rather than a limitation. East Coast Park, with its cycling paths, beachside restaurants, and recreational facilities, functions effectively as the development’s backyard. The coffee shops, wet markets, and eateries of the East Coast Road corridor serve as its canteen. Buyers who prize peace and privacy over a resort-style amenity deck will find the scale of 11 Amber Road suits them well; those seeking the full mega-condo experience should look to Grand Dunman or Emerald of Katong nearby.
Unit Sizes & Layout
Transaction records for 11 Amber Road reflect a concentrated unit mix tilted toward larger configurations, consistent with the boutique positioning and the buying profile typical of Katong owner-occupiers. Recent sales data shows deals transacting at a median of S$2,730,000 and an average PSF of approximately S$2,080 over the past 12 months — figures that sit meaningfully below the nearby freehold and new-launch competition despite the address being effectively the same sub-market. The PSF trajectory has appreciated steadily from S$1,498 psf in the earliest data band to S$2,080 psf today, a gain of roughly 39% across the measured period, which reflects both the broader D15 price uplift and the scarcity premium of low-density boutique stock in the Amber Road corridor.
Stack orientation matters in a building of this size. Units with an east-facing aspect benefit from morning light and partial sea breeze, while the upper floors facing East Coast Park Road gain meaningful unobstructed distance views. Noise from Amber Road itself is modest compared to condo addresses directly fronting the ECP or Marine Parade Road. Buyers should note that at 40 units, floor plan diversity is limited — prospective purchasers are advised to inspect individual layouts carefully rather than relying on a generalised description of the development.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,561 | $2,100,000 |
| 4 BR | 4 | $1,998 | $2,977,500 |
| 5 BR | 1 | $1,717 | $4,880,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $1,800,000 to $4,880,000, averaging $2,998,571 (~$2,080 psf).
Rents range from $3,000 to $7,000 per month across 38 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 38.8% (from $1,498 to $2,080 psf).
Neighbourhood Comparison
The most direct comparison is with Amber Park (S$2,540 psf, freehold, 592 units) — both sit on Amber Road within walking distance of each other, but Amber Park’s freehold status and greater scale command a roughly 22% PSF premium and will face none of the CPF-threshold complications that will progressively affect 11 Amber Road from 2029. For a buyer considering both, the question is whether the S$400–500 psf discount at 11 Amber Road adequately compensates for 78 years of lease versus perpetuity. For an owner-occupier on a 10-year horizon, possibly; for a long-term investor, the freehold premium at Amber Park is arguably the more rational spend.
Grand Dunman (S$2,537 psf, 99-year lease from 2022, 1,008 units) and Emerald of Katong (S$2,640 psf, 99-year lease from 2023, 846 units) offer fresh 99-year leases and MRT-proximate locations, but at a 20–30% PSF premium to 11 Amber Road and without the boutique character that defines the smaller development. Buyers who need a leasehold asset with maximum CPF flexibility and a deep re-sale buyer pool should look at those larger new launches; buyers who value a quiet, established building in the same postcode and are less dependent on CPF financing will find 11 Amber Road the more compelling residency choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 11 AMBER ROAD | 2005 | 40 | $2,080 | |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
Lease Decay Analysis
The 99-year lease runs from 2005, meaning approximately 21 years have already been consumed. Roughly 78 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~78 years | Full bank financing available |
| 2035 | ~69 years | CPF usage still unrestricted for most buyers |
| 2044 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2064 | ~39 years | Significant financing restrictions for next buyer |
| 2104 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~68 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 11 AMBER ROAD across multiple dimensions.
What Residents Say
“The location is the whole point. Everything you need in Katong is walkable — coffee shops, the park, Cold Storage, the best laksa in Singapore. The condo itself is no-frills, but that suits us fine. We don’t need a water park at home when East Coast Park is 10 minutes away on foot.”
— Owner-occupier review via PropertyGuru, 2024
“Quiet building, good neighbours. The pool is never crowded. I chose it over the newer blocks nearby specifically because I didn’t want 800 units sharing three lifts. The lease is the one thing I watch. Should have bought the freehold option on East Coast Road when I had the chance.”
— Resident review via EdgeProp, 2025
“Great for a family with kids at CHIJ or Tanjong Katong Primary — the school run is genuinely easy. MRT to the city is the only annoyance; you’re always one bus ride away from Marine Parade. If you’re MRT-dependent, think carefully. If you drive, no complaints.”
— Resident review via 99.co, 2025
Across review platforms, the recurring themes for 11 Amber Road are consistent: residents value the boutique scale, the walkable Katong neighbourhood, and the calibre of nearby schools, while acknowledging the MRT gap and noting the approaching lease milestones with varying degrees of concern. The development attracts a settled owner-occupier community — quite different in character from the investor-heavy profile of some of its larger neighbours — and management of the small MCST appears to reflect that stability.
Strengths & Weaknesses
- Prime Amber Road address in culturally rich Katong neighbourhood
- Boutique scale (40 units) — uncrowded pool and gym, private atmosphere
- CHIJ (Katong) Primary at 710m — within 1km Phase 2C priority radius
- Multiple international schools within 1km (Canadian International, EtonHouse)
- East Coast Park cycling and beach access within walking distance
- Rich F&B and lifestyle strip (East Coast Road, Joo Chiat) walkable from door
- Meaningful PSF discount vs new-launch competition in same sub-market (~20-35%)
- Strong rental demand from expat and local professional tenant pool
- I12 Katong mall and Cold Storage within 600m
- Low MCST population — faster decision-making, lower shared-facility pressure
- MRT not walkable — Marine Parade and Tanjong Katong MRT both ~820-830m away
- 99-year lease from 2005, ~78 years remaining; crosses 75-yr CPF threshold ~2029
- Boutique facilities only — pool and gym, no tennis court, clubhouse, or function rooms
- Low gross yield (2.73%) — below D15 freehold peers at current pricing
- Investment score 51/100 and En-Bloc score 52/100 — limited upside signals
- Walkability score 58/100 — car still advantageous for many daily errands
- Small MCST — sinking fund adequacy highly dependent on resident cohort quality
- Limited unit mix data — boutique stock means fewer comparables and thinner liquidity
Verdict
11 Amber Road occupies a specific niche in the D15 market: a small, quiet, leasehold boutique at a PSF discount to both the freehold competition and the new-launch cohort, in one of Singapore’s most liveable and culturally rich neighbourhoods. For the right buyer — a car-owning family anchored by the school catchment, an expatriate household that prizes the Katong lifestyle, or an investor seeking rental yields from the deep D15 tenant pool — the value proposition is defensible even accounting for the lease position.
The lease, however, is the inescapable variable. At roughly 78 years remaining and crossing the 75-year CPF threshold in approximately three years, the re-sale universe will begin to narrow for CPF-dependent buyers from 2029 onwards. This compression of the buyer pool does not render the asset uninvestable, but it does mean that exit timing matters more here than in a freehold equivalent. Buyers with a 10-year or shorter investment horizon should model their exit under a sub-75-year lease scenario and price in the resulting buyer-pool discount.
Stacked against the new launches in the district — Emerald of Katong at S$2,640 psf, The Continuum at S$2,790 psf, and Grand Dunman at S$2,537 psf — the S$2,080 psf at 11 Amber Road represents a 20–35% PSF discount for a comparable Amber Road address. Whether that discount is adequate compensation for the lease differential and boutique-scale facilities depends entirely on the buyer’s priorities. For an owner-occupier who plans to live here for a decade and values the intimacy of a 40-unit community, it very well may be.