District 15 · Marine Parade · RCR
Amber Park
Amber Gardens · Condominium · Freehold
Current PSF
$2,905
+66.1% vs district median
Gross yield
3.1%
median rent $5,000/mo
3-year gain
11.1%
Transactions · 5y
246
26 in last 12 months
Nearest MRT
Tanjong Katong Mrt Station · 230.348m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+321% premium
HDB median $690 psf
Area income
$13,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+3.0%
latest 2 qtrs vs year ago
Sub-sales
5.7%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Tanjong Katong Primary School 517m · Phase 2C 1.6× balloted · Afterschool @ Tanjong Katong Primary School 517m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 950m
Food
Marine Parade Central Blk 84 (84 Marine Parade Central Market And Food Centre) · 822m
Green
Tanjong Katong Rd South Pg · 218m - 5 parks within 1km
Mall
Katong Shopping Centre · 485m
Health
Parkway East Hospital (hospital) · 1.9km
Who lives in Marine Parade
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
46,220
Median age
45 yrs
42% under 40 · getting older
Children 0–9
4,310
▼ 12% since 2015 · future P1 demand
Household size
3.2 avg
Homes
42% HDB
37% condo · 20% landed
Degree holders
48%
residents 15+
Commute
43% transit
37% drive
45 min+ to work
16%
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,462 psf (197 sales). At today’s $2,905 psf, they are up 18% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,918 psf - 5% above units on floors 1–5 ($2,787 psf).
Price trend average PSF by year
2021
$2,462
2022
$2,493
+1.3%
2023
$2,618
+5%
2024
$2,852
+8.9%
2025
$2,911
+2.1%
2026
$2,909
-0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,650/mo | $8.11 | 3.4% | 106 |
| 2BR | $5,000/mo | $7.69 | 3.2% | 136 |
| 3BR | $7,050/mo | $6.13 | 2.5% | 47 |
| 4BR | $8,500/mo | $6.30 | 2.6% | 37 |
| 5BR | $12,000/mo | $5.58 | 2.3% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,378,000 | 463 | $2,977 | 16-20 |
| May 2026 | $4,450,000 | 1,572 | $2,832 | 06-10 |
| May 2026 | $3,800,000 | 1,302 | $2,918 | 11-15 |
| May 2026 | $3,333,000 | 1,109 | $3,006 | 06-10 |
| May 2026 | $2,128,000 | 700 | $3,042 | 11-15 |
| Apr 2026 | $3,850,000 | 1,302 | $2,956 | 16-20 |
| Apr 2026 | $3,710,000 | 1,302 | $2,849 | 01-05 |
| Apr 2026 | $3,235,000 | 1,109 | $2,918 | 01-05 |
| Apr 2026 | $2,750,000 | 947 | $2,903 | 06-10 |
| Apr 2026 | $2,148,000 | 753 | $2,851 | 01-05 |
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