Amber 45 is a condominium at Amber Road that is expected to be released for sale in April or May.
At the heart of Amber Road, Amber 45 is near the East Coast Park, malls such as Parkway Parade and I12 Katong, good schools such as Tao Nan, Tanjong Katong Primary and Girls School and a 10-15 min drive to both the city and Changi International Airport.
Quick navigation for Amber 45
- Amber 45 Development info
- Unit Mix
- Floor plan
- Showflat location
- Site plan
- Condominium amenities
- Transport amenities
- Educational institutions
- Healthcare facilities
- Shopping and entertainment amenities
- Fitness amenities
- Government masterplans
- Investment analysis
- Developer background
- In the news
- Contact us
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Amber 45 Development Info
|Project name||Amber 45|
|Site area||69,858 sqft|
|Gross floor area||146,701 sqft|
|No of blocks||7|
|No of storeys||20|
|No of units||139|
|Unit mix||2 to 4 bedrooms
614 to 1,593 sqft
|TOP date||Nov 2021|
Amber 45 has a mix of 2 to 4 bedroom units.
There is an even distribution of 2 to 4 bedroom units and therefore plenty of choice for potential buyers and investors.
|Unit type||Stack||Description||Size||No of units|
|A||01||2 bed 1 bath||614||20|
|B1||07||2 bed 2 bath||700||20|
|B2||04||2 bed 2 bath||732||20|
|C1||06||3 bed and guest||1,130||20|
|B2||02||3 bed and guest||1,184||20|
|E||03||4 bed pvt lift||1,593||20|
Pricing for Amber 45 is expected to be very competitive given the quality and freehold tenure of the development.
In addition, the proximity to East Coast Park, City Hall and various amenities lend itself to the project having a lot of rental and capital gain potential.
The floor plans for 2 to 4 bedroom types in Amber 45 are as follows.
All the units are functionally laid out, with spaces for queen and king sized beds in the bedrooms, 6 seater dining tables in the main hall and balconies from the living rooms.
2 bedroom, 614 sqft, Type A, #02-01 to #20-01
The site plan with sizes will provide a snapshot of the unit types overlaid on the site.
The estimated pricing for Amber 45 will be from S$2,000 psf onwards.
This translates into approximately S$800,000 for a 1 bedroom, S$1.4m for a 2 bedroom, S$1.8m for a 3 bedroom and upwards of S$2.4m for a 4 bedroom and larger unit.
Amber 45’s showflat is located about 3 mins walk from Dakota MRT and along Airport/Dunman Road.
It is situated near of Geylang Park connector and can be accessed by coming from Exit A of Dakota MRT and crossing Airport/Dunman Rd.
Alternatively, it can be accessed by Exit B of Dakota MRT without crossing the road. The walk is slightly further by Exit B.
There will be developer discounts for those who are buying during the VVIP preview phase.
Prices for condominium projects are usually raised after the VVIP preview phase to reward those who were willing to visit the showflat earlier and commit a blank cheque.
To enjoy developer’s discounts, you will need to submit a letter of authorization together with a blank cheque made payable to the developer of Amber 45.
Amber 45’s site plan as shown gives buyers a top down perspective of the site with North facing up.
Amber Road is on the left of the site plan shown below or the western end of Amber 45.
Stacks 1, 2, 6 and 7 will be facing the landed housing area of Katong.
Stacks 3, 4 and 5 will be facing south which is the East Coast Park and beach area.
To the North and South of Amber 45 are the projects The Shore Residences and The Seaview. To get unblocked views of the areas surrounding the project, it may be better to get higher floors.
Stacks 1, 2, 6 and 7 are facing North West and will receive more wind between Dec and March. Stacks 3, 4 and 5 are facing South East and will receive prevailing winds between June and Sept.
Amber 45’s diagrammatic chart is as follows.
- Stack 1, 4 and 7 consist of 2 bedroom + 1 bath, 2 bedroom + 2 bath units (blue)
- Stack 2 and 6 consist of 3 bedroom + guest units (orange)
- Stack 3 and 5 consist of 4 bedroom and 4 bedroom + private lift units (yellow)
Amber 45 condominium amenities
Facilities in Amber 45 include a forest spa, bubble pool, foot massage, water hammock, children’s bubble pool, aqua gym, spa alcove, spa bed, 50m lap pool, amber lawn among many others.
There are 2 upcoming MRT stations near Amber 45 and they are Marine Parade and Tanjong Katong stations on the Thomson East Coast Line (TEL).
The TEL will be fully complete in 2024 which is only a few years after Amber 45’s expected TOP date.
These MRT stations are about a 5 min walk from Amber 45.
Bus services that serve Amber 45 include 10, 10E, 12, 14, 32, 40 and 47 along East Coast Road.
Along Marine Parade Road which is South of Amber 45, bus services include 15, 31, 36, 36B, 43, 48, 134, 135, 196, 196E, 197, 853 and 966.
These bus stops are about a 5 min walk from Amber 45.
Amber 45 is also near East Coast Parkway’s (ECP) exit 10 and 11 that will bring residents to Changi Airport or the CBD with 10-15 mins of driving.
Educational institutions around Amber 45 include Tanjong Katong Primary (340m or 3 min walk), Tanjong Katong Girls’ School (780m or 3 min drive), Tanjong Katong Secondary School (840m or 3 min drive), Haig Girls’ School (1.02km or 4 min drive), CHIJ (Katong) Primary (1.1km or 4 min drive), Tao Nan School (1.1km or 4 min drive), Kong Hwa School (1.8km or 6 min drive) and Ngee Ann Primary School (1.8km or 6 min drive).
The main healthcare facility near Amber 45 is the Singhealth Marine Parade Polyclinic. There are also a number of privately run clinics and dentists around the Marine Parade, Joo Chiat and East Coast area.
Shopping and entertainment amenities
Amber 45 is located near shopping malls and entertainment outlets such as Parkway Parade, I12 Katong and the Joo Chiat enclave.
These areas offer everything that residents will need from groceries, discretionary goods to festive products.
The Joo Chiat area is becoming an enclave that is popular among expatriates, hip and modern youngsters and professionals looking for drinks, a gastronomical experience and generally just hanging out.
Amber 45 is walking distance from the East Coast Park and will no doubt appeal to fitness enthusiasts.
From camping, running and working out to dining, East Coast Park offers a whole host of activities for families, singles, young couples, professionals and expatriates living at Amber 45.
Only a 5-10min drive from Amber 45 is the Singapore Sports Hub.
Comprising the OCBC Arena, X-treme sports hardcourt, OCBC Aquatic Centre, Kallang Wave Mall, Kallang Theatre, Leisure Park Kallang, Sports Hub Library, Singapore Sports Museum and Singapore Indoor Stadium, the area can occupy you for an entire day!
Amber 45 residents who are fitness enthusiasts can now look forward to a whole host of sporting and outdoor activites to do over the weekend.
The latest non-landed prices for Amber Road in district 15 came in at S$1,355 psf in Oct 2017 according to Squarefoot.
Compared to 10 years ago where prices were S$1,281 psf, prices have risen by about 6%. On an annualized basis, this is approximately 1% thereabouts.
Read also: Possible to get 20% returns on Amber 45?
Considering how the government implemented many rounds of cooling measures over the last 5 years to tamp down price growth in the market, it is remarkable that prices in the district have been on an uptrend.
This is a testament to the area’s choice location, given it’s proximity to the City Centre, the East Coast Park (walkable or accessible by underpass), various retail amenities such as Parkway Parade, I12 Katong, and the Joo Chiat food and entertainment enclave. The upcoming Thomson East Coast Line will also improve connectivity for residents in the area. The Tanjong Katong MRT station is nearest to the Amber 45 condominium.
According to UOL who bought the nursery from its previous owners, they are intending to accommodate about 190 apartment units in a 22-storey block.
Pricing for surrounding developments such as The Sea View are between S$1,515 to S$1,760 on average over the last 6 months, translating into an implied rental yield of 2.6%.
The Shore Residences registered a price range of S$1,422 to S$1,534 over the last 6 months, translating to an implied rental yield of 3.5%.
Across the road is Amber Residences where prices have registered S$1,376 to S$1,496, implying a rental yield of 2.9%.
Further down the road are two slightly older condominium developments, The Esta and One Amber.
The Esta had prices of between S$1,401 to S$1,598 over the last 6 months, implying a yield of 2.8%, while One Amber had prices of S$833 to S$1,602, implying a rental yield of 2.9%.
From these comparables, it can be seen that pricing for relatively newer condominums in the immediate Amber Road area are about the S$1,500 psf range.
In terms of rents, recently concluded transactions in The Shore Residences include the following
- 3 bedroom 1,150 sqft for S$3,900 per month
- 3 bedroom 1,250 sqft for S$4,850 per month
- 2 bedroom 1,050 sqft for S$3,900 per month
- 1 bedroom 550 sqft for S$2,400 per month
There is some variation in the rents as the units could be on different floors.
On average, The Shore Residences is registering rents of about S$4.2 psf pm, which translates into about S$4,200 for a 1,000 sqft unit.
Zooming out a little, rents along Amber Road have maintained at the S$3 to S$4 range.
A 1,000 sqft unit will therefore be going for around S$3,000 to S$4,000 per month.
UOL is one of Singapore’s leading public-listed property companies with an extensive portfolio of development and investment properties, hotels and serviced suites.
UOL strongly believes in delivering product excellence and quality service in all our business ventures.
Our list of property development projects includes residential units, office towers and shopping malls, hotels and serviced suites.
UOL, through our hotel subsidiary Pan Pacific Hotels Group Limited (PPHG), owns and/or manages over 30 hotels, resorts and serviced suites in Asia, Oceania and North America under two acclaimed brands, namely “Pan Pacific” and PARKROYAL.
Our unwavering commitment to architectural and quality excellence is reflected in all our developments, winning us prestigious awards such as the FIABCI Prix d’Excellence Award, Aga Khan Award for Architecture, Urban Land Institute Awards for Excellence and President’s Design Award.
As we stay true to our core values, building on Passion, Innovation, Enterprise, Corporate Social Responsibility and People, we continue to leverage our strengths to create long-term value for our stakeholders.
Amber 45 in the news
Amber 45 in the Business Times
UOL Group has clinched an option to purchase a freehold 69,858-square-foot site at 45 Amber Road for S$156 million
UOL Group has clinched an option to purchase a freehold 69,858-square-foot site at 45 Amber Road for S$156 million.
The site, which currently holds a horticultural and gardening retail centre, has a plot ratio of 2.0 and is being sold by Sin Lian Huat Co.
The District 15 site is within walking distance of the upcoming Marine Parade and Tanjong Katong MRT stations, which are estimated to be completed in 2023. UOL has two weeks to exercise the option, and 12 weeks after that to complete the deal.
Amber 45 in the Straits Times
A site in Amber Road that has housed a landscaping and nursery business for more than 30 years has been sold to property developer UOL for $156 million.
The plot of about 70,000 sq ft at 45 Amber Road, which was owned by developer Sin Lian Huat, is sandwiched between two condominiums – The Shore Residences and The Sea View.
Mr Richard Yeo, senior manager of Ban Nee Chen nursery, said the nursery was not informed that the land had been sold.
He said the nursery would move if it had to. Mr Liam Wee Sin, UOL’s deputy group chief executive, said in a statement to The Straits Times that the deal was an opportunity to acquire a rare freehold residential site.
“The site will be able to accommodate about 190 apartment units in a 22-storey block. We believe there will be very strong demand for a freehold apartment in the Amber Road/Marine Parade area,” he added.
Mr Liam said the deal was also a “timely replenishment of our land bank, given the successful sell-out and completion of 70 St Patrick’s”.
UOL’s most recent East Coast residential project, 70 St Patrick’s, which was launched in 2014, had 186 apartments going at an average price of $1,600 to $1,700 per sq ft.
Dr Lee Nai Jia, head of South-east Asia research at property consultant Edmund Tie and Company, said the Amber Road plot was attractive for several reasons.
“The quantum of the site is relatively low and it is close to many amenities – established primary schools, eateries, and within walking distance of upcoming MRT stations Marine Parade and Tanjong Katong, which are estimated to be completed in 2023,” he said. Dr Lee added that the site is also close to East Coast Park.
The purchase is the latest property deal linked to veteran banker Wee Cho Yaw, the chairman of UOL’s board of directors.
Last week, he made waves in the property market by buying 45 units at luxury condominium The Nassim for $411.6 million through his company’s private real estate arm, Kheng Leong.
The Amber Road area will continue to remain an attractive location for renters and investors given its proximity to amenities and the city.
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