The Amery
Overview & Key Facts
The Amery is a boutique freehold condominium at Lorong K Telok Kurau in District 15 — developed by Sim Lian (East K) Group Ltd and completed in 2012. With just 78 units spread across a compact site, it sits at the quieter, residential end of the Telok Kurau corridor, a leafy pocket of D15 that sits between the Katong conservation belt to the south and the Joo Chiat neighbourhood to the north. The development is entirely mid-rise in character — keeping the street feel of the landed and mixed-use precinct it belongs to.
Sim Lian is best known for large-scale HDB Build-To-Order projects and has delivered several private condominiums in the heartland and East Coast markets. The Amery reflects their approach to boutique freehold development: straightforward architecture, honest materials, and a focus on liveability rather than architectural bravado. The unit mix skews toward one- and two-bedroom formats with some larger configurations, serving a mix of young professionals, couples, and small families who prize the East Coast address and freehold tenure above all else.
At 78 units, The Amery occupies the shallow end of the boutique spectrum — small enough to feel private and residential, but too small to support the breadth of facilities that larger developments offer. What it trades in amenity scale, it offers back in exclusivity, a Telok Kurau address, and a freehold title that in D15’s context is increasingly hard to find at sub-$2,100 psf.
Location & Connectivity
Lorong K Telok Kurau places The Amery in one of the more pleasant residential backwaters of the East Coast precinct. The immediate street-level environment is quiet, shaded by mature trees, and characterised by the low-rise mix of landed houses, conservation shophouses, and small boutique condominiums that gives Telok Kurau its character. Joo Chiat Road is a short walk north, delivering the full repertoire of Peranakan cuisine, cafes, and weekend browsing that has made the neighbourhood a D15 fixture. The East Coast Park Connector and beachfront are roughly 1.5 km south.
The nearest MRT station is Marine Terrace (TEL) at approximately 0.81 km — about a 10–12 minute walk or a short cycling trip. Marine Terrace is on the Thomson-East Coast Line, connecting directly through to Orchard, Stevens interchange, and the CBD without a line change. Further afield, Eunos (EWL) and Kembangan (EWL) stations are each around 1.1 km away, and Marine Parade (TEL) is roughly equidistant at 1.09 km. In practice, Marine Terrace is the primary transit anchor for most residents, and its TEL access to Orchard and the CBD in under 20 minutes is a genuine lifestyle upgrade over the pre-TEL bus-only era.
For drivers, the East Coast Parkway (ECP) is accessible in about five minutes, giving fast access to the airport (<15 minutes), the CBD (<15 minutes in off-peak), and Orchard Road (<20 minutes). Katong V, KINEX mall at Paya Lebar (rechristened for various tenants over the years), and the broader Parkway Parade catchment are all within a 5–10 minute drive. The daily-needs picture is similarly comfortable: Joo Chiat Complex, Katong Shopping Centre, and a cluster of FairPrice and Cold Storage outlets are within easy reach.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canossa Catholic Primary School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Broadrick Secondary School | secondary | ~1.0 km |
| EtonHouse International School (Broadrick) | international | ~1.0 km |
| CHIJ (Katong) Primary | primary | ~1.1 km |
| Tao Nan School | primary | ~1.3 km |
Facilities
As a boutique development of 78 units, The Amery offers a purposeful but limited amenity suite. Residents have access to a swimming pool, gymnasium, BBQ pavilion, and landscaped communal garden — a set of facilities that covers the essentials without attempting the resort-scale spread of larger projects. For a small development, the pool and gym are well-maintained, and the low resident population means facilities are rarely congested. Maintenance fees are kept lean by the compact facilities footprint, which is a real cost-of-ownership advantage versus large-complex condominiums with extensive club facilities.
“Small condo so facilities are not extensive but they are clean and never crowded. Pool is a good size for the number of units. Really appreciate that the gym doesn’t have a 30-minute cap like the bigger developments.”
— Resident review via EdgeProp
Buyers with strong requirements for a badminton court, tennis court, function rooms, or dedicated children’s play facilities will need to adjust expectations accordingly — or supplement with the broader East Coast leisure infrastructure. East Coast Park, which offers cycling paths, tennis courts, and watersports, functions as an extended backyard for the whole Telok Kurau precinct, partially compensating for what the development itself does not provide.
Unit Sizes & Layout
Transaction records at The Amery cover studio, one-bedroom, and two-bedroom configurations, reflecting the mixed-format approach typical of early-2010s boutique D15 freehold projects. Unit sizes at The Amery are generally in the 484–1,076 sqft range depending on type, consistent with the era of development. While this is not the generous sizing associated with some older D15 projects, the layouts tend to be efficient — with good separation between living and sleeping zones in the two-bedroom configurations, and sensible kitchen-dining integration in the smaller formats. The freehold tenure and address do much of the heavy lifting for the two-bedroom segment, which remains the most liquid unit type.
Given the 2012 TOP, most units will have received at least one round of renovation and buyers should factor in the age of fittings accordingly. Resale buyers often find that prior owners have already upgraded bathrooms and kitchen fixtures, which can reduce the post-purchase renovation budget requirement. The boutique scale also means that no stack is particularly distant from the pool or entrance, and there is no significant “bad stack” in the way that larger complexes sometimes produce.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,759 | $2,309,444 |
| 4 BR | 4 | $1,783 | $2,593,750 |
| 5 BR | 1 | $1,255 | $2,540,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $1,938,888 to $2,900,000, averaging $2,504,841 (~$1,969 psf).
Rents range from $4,000 to $8,400 per month across 44 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 38.7% (from $1,366 to $1,894 psf).
Neighbourhood Comparison
Within D15’s freehold resale pool, The Amery competes most directly with similarly sized boutique projects in the Telok Kurau and Joo Chiat belt rather than against the mega-developments that dominate D15 transaction volume. Amber Park (592 units, $2,540 psf freehold, SCDA Architects design) is the scale-up option: significantly more facilities, a luxury positioning, and a 40% psf premium. The Continuum (816 units, $2,790 psf freehold, dual-island design) is the premium-end benchmark — its psf is 42% above The Amery’s, reflecting both a 2024 TOP and a more comprehensive amenity and scale proposition. For buyers weighing freehold tenure against facilities breadth, the gap between The Amery and Amber Park or The Continuum is substantial enough to justify The Amery if budget is the binding constraint.
Against the leasehold new launches, the comparison shifts. Grand Dunman ($2,537 psf, 1008 units, 99-year) and Emerald of Katong ($2,640 psf, 846 units, 99-year) both trade above The Amery on psf while carrying a depreciating lease — making The Amery’s sub-$2,100 freehold psf a credible long-term hold relative to those options. Buyers who prioritise tenure and are comfortable with modest facilities will find The Amery a defensible choice; those who need resort facilities or want a new-build finish should look at the larger leasehold or the premium freehold tier.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE AMERY | Freehold | 2012 | 78 | $1,969 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates THE AMERY across multiple dimensions.
What Residents Say
“Telok Kurau is one of those neighbourhoods that people discover and then don’t want to leave. Joo Chiat is 10 minutes on foot, East Coast Park is a short drive or cycle, and Marine Terrace MRT has made the daily commute so much easier. The Amery is quiet, well-managed, and the freehold gives real peace of mind.”
— Resident review via PropertyGuru
“78 units means you actually know your neighbours. Pool is never crowded. The tradeoff is there is no tennis court or function room, so if you want those you need to look at a bigger condo. For us the size is a feature, not a bug.”
— Owner-occupier review via EdgeProp
“Location is the main draw. Telok Kurau Primary is literally a few minutes walk. The condo itself is straightforward — no WOW factor in the facilities — but the surrounding neighbourhood more than makes up for it. East Coast food, Peranakan culture, and good schools nearby.”
— Resident review via 99.co
The dominant sentiment across review platforms is that residents consciously chose The Amery for the neighbourhood and freehold tenure rather than the development’s own facilities, and remain satisfied with that trade-off. Management reviews are generally positive, with the small MCST size enabling responsive maintenance and a closer community feel than is possible in larger complexes.
Strengths & Weaknesses
- Freehold tenure — no lease decay, holds value across market cycles
- Strong PSF appreciation: ~$1,366 → $1,969 psf over the transaction history
- Telok Kurau Primary School at 0.54 km — top-tier P1 balloting proximity
- Multiple quality schools within 1 km: Tanjong Katong Girls' School, Canossa Catholic Primary, CHIJ Katong
- Marine Terrace MRT (TEL) at 0.81 km — direct to Orchard and CBD
- Quiet, low-traffic residential street with mature tree cover
- Boutique scale (78 units) — low congestion on facilities, close community feel
- Priced at meaningful discount to D15 freehold peers (Amber Park $2,540, The Continuum $2,790)
- ECP on-ramp within 5 minutes — fast airport and CBD access by car
- Joo Chiat cultural belt and East Coast Park both within easy reach
- Minimal facilities — pool and gym only; no tennis court, function rooms, or children's play zone
- Marine Terrace MRT at 0.81 km — not immediately walkable in midday heat, a bus or short drive often preferred
- Gross yield of 2.57% — modest return for investors compared to higher-yielding D15 alternatives
- Small development limits en-bloc critical mass — en-bloc score 34/100
- No significant architectural or design distinction — standard Sim Lian mid-market finish
- Units reflect 2012 era sizing and finishings — bathroom/kitchen renovation budget advisable
- Limited rental demand depth vs larger, better-facilitated projects
- ShiokNest score 34/100 — reflects above-average price vs modest amenity and yield profile
Verdict
The Amery is a clear play on two persistent strengths of the D15 freehold market: address and tenure security. In a district where freehold resale stock is being steadily absorbed into en-bloc sites and redeveloped into large-scale 99-year leasehold projects (Grand Dunman, Emerald of Katong, Tembusu Grand), a freehold title at under $2,100 psf is an increasingly scarce commodity. That scarcity argument — rather than the development’s own facilities or architecture — is the core of the ownership thesis.
The PSF appreciation trajectory is instructive. From approximately $1,366 psf at the early transaction period through to $1,894 psf and now $1,969 psf in the most recent twelve months, The Amery has compounded gains ahead of many of its 99-year leasehold neighbours. The Continuum (freehold, $2,790 psf) and Amber Park (freehold, $2,540 psf) represent the upper end of D15 freehold pricing, creating a meaningful headroom argument for The Amery at its current level. Whether that headroom closes over time depends largely on whether TEL ridership continues to improve connectivity perception for the Telok Kurau precinct.
The honest limitations are facilities depth and gross yield. At 2.57%, the gross yield is below D15’s better-performing assets, reflecting the price appreciation outpacing rental growth. Buyers seeking strong rental income yield in the near term will find more compelling options elsewhere. For long-term holders — particularly those valuing a freehold estate to hold across market cycles or pass on — The Amery’s case is straightforward and well-supported by the scarcity dynamics of the Telok Kurau corridor.