RPS · Resale Project Scorecard
Amber Point — Grade B
RPS score 6.10/10 · D15 · East Coast, Marine Parade · 100 units · scored across 7 weighted factors — methodology published.
FH · Vermilio Investment Pte Ltd · TOP 1991
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +3.79% — near-median performance within its 1991-era cohort (57th percentile).
1 primary school within 1km (TANJONG KATONG PRIMARY SCHOOL, 0.73km away). Adequate but narrow school optionality.
100 units — boutique development. Lower transaction frequency and limited shared facilities.
140m from Tanjong Katong Mrt Stn (TE25) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.06% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: Tanjong Katong Primary School.
The verdict· Scores updated September 2026
Amber Point scores 6.10 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 999th of 2,357 resale condos scored in Singapore and 200th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Future Transformation (0/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Amber Point
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,353 psf, median price $3.95M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $2,353 psf | $3.95M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $2,353 psf | $3.95M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Amber Point: frequently asked questions
Answers generated from the scorecard data — RPS rank 999th of 2,357, scores updated September 2026.
- Is Amber Point a good buy in 2026?
- Amber Point scores 6.10/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 999th of 2,357 Singapore resale condos and 200th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Amber Point?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Amber Point, at a median of $2,353 psf and a median price of $3.95M (range $2,266 psf to $2,439 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Amber Point from the nearest MRT station?
- Amber Point is about 140m from Tanjong Katong MRT (TE25), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Amber Point compare with Royal Hallmark?
- Royal Hallmark is the project scored next to Amber Point on the District 15 ranking: 6.11 (Grade B) against Amber Point's 6.10 (Grade B). Amber Point scores higher on MRT Proximity (10 vs 4) and Project Size (5 vs 3); Royal Hallmark scores higher on Project's Historical Performance (6 vs 9) and Rental Yield (1 vs 4).
- Which primary schools are within 1km of Amber Point?
- One primary school is within 1km of Amber Point: Tanjong Katong Primary School. 1 primary school within 1km (TANJONG KATONG PRIMARY SCHOOL, 0.73km away). Adequate but narrow school optionality. Amber Point scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Amber Point, and how big is the project?
- Amber Point is freehold, completed in 1991, has 100 units, developed by Vermilio Investment Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 100 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Amber Point in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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