The Ambrosia
Located in District 15 (Joo Chiat, Amber Road, Katong), The Ambrosia is a freehold condominium in the Outside Central Region (OCR). Completed in 2011, the development comprises 39 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE AMBROSIA is a freehold condominium at LORONG N TELOK KURAU in District 15 (OCR), developed by ROXY HOMES PTE LTD, comprising 39 units, completed in 2011.
Location & Connectivity
THE AMBROSIA is approximately 540m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 540m |
| Siglap | Thomson-East Coast Line | 1.1 km |
| Kembangan | East-West Line | 1.2 km |
| Marine Parade | Thomson-East Coast Line | 1.5 km |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 440m |
| Chung Cheng High School (Main) | Secondary | 660m |
| East Coast Primary School | Primary | 900m |
| Global Indian International School (GIIS East Coast) | International | 910m |
| Canadian International School (Tanjong Katong) | International | 1.8 km |
| Tanjong Katong Girls' School | Secondary | 1.8 km |
| Victoria School | Secondary | 1.8 km |
| Victoria Junior College | JC | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,610 psf | $1,300,000 |
| 3 BR | 4 | $1,433 psf | $1,777,500 |
| 4 BR | 2 | $1,571 psf | $2,340,000 |
| 5+ BR | 1 | $1,291 psf | $3,100,000 |
Market Position
THE AMBROSIA has recorded 8 sales at an average price of $2,023,750.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE AMBROSIA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,200/mo | $1,300,000 | 2.95% | $246/mo |
| 3 BR | $4,340/mo | $1,777,500 | 2.93% | $244/mo |
| 4 BR | $5,269/mo | $2,340,000 | 2.70% | $225/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,355 psf | — |
| 2022 | 3 | $1,500 psf | ↑ 10.7% |
| 2023 | 2 | $1,451 psf | ↓ 3.3% |
| 2024 | 1 | $1,661 psf | ↑ 14.5% |
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The latest reading marks the highest point in this series — THE AMBROSIA prices have climbed 22.6% since 2021.
Price Index Check
The ShiokNest Price Index for District 15 reads 110.5 as of June 2026 — down 9.3% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 913 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 783 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 645 |
| AMBER PARK | Freehold | $2,549 psf | 397 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 39-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, empty nesters / downsizers, car-owning households and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For international school families and yield-focused investors, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
THE AMBROSIA is a freehold development in District 15 (OCR), with 39 units, offering a gross yield of 2.8%.
Explore the full THE AMBROSIA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE AMBROSIA against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (450m away), an upgrader gap of about $1,400,000
- Bedok — 4-room average $659,895 (1.5 km away), an upgrader gap of about $1,350,000
- Geylang — 4-room average $761,443 (1.8 km away), an upgrader gap of about $1,250,000
FAQ
What is the average PSF for THE AMBROSIA?
Is THE AMBROSIA freehold?
What is the rental yield for THE AMBROSIA?
Which MRT is nearest to THE AMBROSIA?
Sources & Next Steps
- THE AMBROSIA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions
- Rental data: 43 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2024 · 8 records analysed · Source: URA private-sale caveats