Resale Project Scorecard
Amber 45
D15 · East Coast, Marine Parade · freehold · completed 2020 · 139 units
Grade A, 6.72 out of 10, the 105th highest score among 434 resale condos in District 15.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 13
- To Marine Parade MRT
- 370 m
Artist's impression: UOL Development (Amber) Pte. Ltd., Amber 45 brochure
Amber 45 Score
- A
- Grade
- Score out of 10
- 6.72
- Highest score among 434 resale condos in District 15
- 105th
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +2.56% — near-median performance within its 2020-era cohort (47th percentile).
The district median is 6.5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Tanjong Katong Primary School at 0.29km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Tanjong Katong Primary School
- Haig Girls' School
- Tao Nan School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
139 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%9/10
370 m from Marine Parade MRT (TE26) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.20% — above-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Amber 45 scores 6.72
Amber 45 scores 6.72 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 570th of 2,350 resale condos scored in Singapore and 105th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (0/10).
| Factor | This condoAmber 45 | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6.5/10 | −0.37 | 17% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 53% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 85% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 66% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 64% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 0/10 | 1/10 | −0.06 | 0% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Amber 45 and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Amber 45 Prices
By unit type at Amber 45
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom700 sq ft | 700 sq ft | $1.83M to $1.96M | $2,658 psf | 7 |
| 3-bedroom1,130 sq ft | 1,130 sq ft | $2.98M to $3.20M | $2,759 psf | 5 |
Past transactions at Amber 45
13 resales, Nov 2025 to Oct 2026 · median $2,687 psf · $1,830,000 to $4,603,000 · all 13 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Aug 2026 | 45 Amber Road | 11 | #11-03034BR | 4BR | 1,593 | $2,889 | $4,603,000 | Resale |
| 7 Aug 2026 | 45 Amber Road | 15 | #15-07072BR | 2BR | 700 | $2,801 | $1,960,000 | Resale |
| 9 Jun 2026 | 45 Amber Road | 2 | #02-06063BR | 3BR | 1,130 | $2,637 | $2,980,000 | Resale |
| 5 Jun 2026 | 45 Amber Road | 9 | #09-06063BR | 3BR | 1,130 | $2,774 | $3,135,000 | Resale |
| 28 May 2026 | 45 Amber Road | 2 | #02-07072BR | 2BR | 700 | $2,658 | $1,860,000 | Resale |
| 26 May 2026 | 45 Amber Road | 10 | #10-06063BR | 3BR | 1,130 | $2,759 | $3,118,000 | Resale |
| 15 May 2026 | 45 Amber Road | 12 | #12-07072BR | 2BR | 700 | $2,787 | $1,950,000 | Resale |
| 12 May 2026 | 45 Amber Road | 15 | #15-06063BR | 3BR | 1,130 | $2,831 | $3,200,000 | Resale |
| 21 Apr 2026 | 45 Amber Road | 3 | #03-07072BR | 2BR | 700 | $2,616 | $1,830,000 | Resale |
| 16 Mar 2026 | 45 Amber Road | 2 | #02-02023BR | 3BR | 1,184 | $2,667 | $3,158,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,829 psf |
| Dec 2025 | — | — | $1,793 psf |
| Jan 2026 | 1 | — | $1,828 psf |
| Feb 2026 | — | — | $1,812 psf |
| Mar 2026 | 2 | $2,603 psf | $1,904 psf |
| Apr 2026 | 1 | — | $1,851 psf |
| May 2026 | 4 | $2,773 psf | $2,010 psf |
| Jun 2026 | 2 | $2,706 psf | $1,831 psf |
| Jul 2026 | — | — | $1,875 psf |
| Aug 2026 | 2 | $2,845 psf | $1,904 psf |
| Sep 2026 | — | — | $1,957 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.0% a year, ranked 43 of 53 in D15 and 549 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Amber 45 Rent
- Median rent a month
- $4,850 to $8,800
- Gross yield
- 3.0% to 3.1%
- Rental contracts
- 39
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,850 | $4,700 to $5,000 | 3.1% | 26 |
| 3-bedroom | $7,800 | $7,650 to $7,950 | 3.0% | 6 |
| 4-bedroom | $8,800 | $8,400 to $9,580 | — | 7 |
Rental contracts at Amber 45
39 contracts, Sep 2025 to Aug 2026 · median $5,000 a month · $4,500 to $10,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,500 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,950 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $5,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $7,800 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $4,500 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,700 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $4,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Amber 45 By stack
- Highest, stack 05
- $2,787 psf
- Lowest, stack 04
- $2,600 psf
- Stacks with 2+ resales
- 7
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,676 psf | 614 sq ft | Levels 6 to 21 | 5 |
| 02 | $2,667 psf | 1,184 sq ft | Levels 2 to 11 | 3 |
| 03 | $2,674 psf | 1,593 sq ft | Levels 11 to 17 | 3 |
| 04 | $2,600 psf | 732 sq ft | Levels 4 to 14 | 4 |
| 05 | $2,787 psf | 1,346 sq ft | Levels 5 to 20 | 3 |
| 06 | $2,699 psf | 1,130 sq ft | Levels 2 to 21 | 6 |
| 07 | $2,716 psf | 700 sq ft | Levels 2 to 19 | 7 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Amber 45 Floor plans
14 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom6 plans · 614 to 872 sq ft
3-Bedroom4 plans · 1,130 to 1,324 sq ft
4-Bedroom4 plans · 1,346 to 1,798 sq ft
Floor plans: UOL Development (Amber) Pte. Ltd., Amber 45 brochure. Developer's plans, not to scale and subject to change; areas are estimates and include air-con ledges, balconies and roof terraces where applicable.
Amber 45 Site plan
Every block in 3D, with the sun on each home →
Key plan: UOL Development (Amber) Pte. Ltd. Diagrammatic, not drawn to scale.
Amber 45 Notes
How these numbers are worked out
- Grade A places Amber 45 in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,687 psf at Amber 45 against $1,852 psf across District 15, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,632 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 13 resale caveats at Amber 45 ranged from $2,538 psf to $2,889 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2020, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Marine Parade MRT (TE26), 370 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Amber 45 for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.