Amber Park
The 592-unit private residential project by City Development is set to be the next iconic new launch condo in East Coast
The collective sale of the former Amber Park condominium was probably one of the most talked-about deals in the whole of 2017 as it was sold for a whopping $906.7 million (or $1,515 psf ppr) to mega real estate developers, City Developments (CDL) & Hong Realty.
Among all other properties in East Coast which were also sold via a collective sale during the same year, Amber Park was deemed to be one of the last freehold sites with a land area of more than 200,000 square feet in the Amber Road precinct.
Not only it made the headlines for the overall transaction amount (which most market watchers thought it was bullish), but also the number of parties who were bidding for the sale; a total of 8 bids were received for Amber Park.
At that point in time, the property market was on a collective sale ‘frenzy’ as developers were eagerly trying to replenish their depleted land banks after laying low for 3 years between 2014 – 2016.
So, after more than 1½ years later, CDL is finally ready to launch the new Amber Park condominium. And knowing what they are capable of delivering when it comes to developing high-end residential projects, expectations will be huge from the affluent prospects.
Let us take a look at what Amber Park condo at East Coast has to offer and whether is it a good buy.
Amber Park Developer
The developer of Amber Park needs no introduction. It’s none other than City Developments Ltd (CDL) – one of the most renowned and reputable property developers in Singapore.
The old Amber Park was bought by one of CDL’s real estate arm, Cityzens Development, together with Hong Realty via the collective sale.
A quick fact is that CDL was actually the original developer for old Amber Park condominium – constructed back in the 1980s and now it will have another opportunity to redevelop this site along Amber Gardens into yet another exemplary real estate in Singapore.
City Developments Ltd
CDL was established back in 1963 as a small office, staffed with only 8 employees in total and the operations of the firm was all about acquiring, developing and selling properties.
In just a short span of 2 months, the company was publicly listed on the former Malayan Stock Exchange.
CDL completed the company’s first housing development in Johor Bahru in 1965 – called Fresh Breezes and it was then the concept of ‘showflat’ was first originated.
In 1972, the controlling stakes in CDL were acquired by Hong Leong Group and began to diversify into other real estate businesses.
For more than 50 years, CDL has built up an impressive track record with a well-planned diversification into various real estate segments other than residential – such as commercial and hospitality.
Currently, it has a huge network of over 300 subsidiary firms and associated companies under the CDL brand, including 7 other companies which are listed publicly on notable stock exchanges in Hong Kong, Philippines, London, and New Zealand.
For savvy homebuyers and the affluent class, CDL has been mainly well-known for developing high-end and top quality private homes.
Some of the existing luxury condos by CDL include New Futura, South Beach Residences, Boulevard 88, and the latest Canninghill Piers near Clarke Quay.
Amber Park Location
Amber Park is located along Amber Gardens and Amber Road with a coveted address of 16/18/18A Amber Gardens – just next to King’s Mansion and the Chinese Swimming Club, and diagonally across One Amber condo and The Esta condo.
Situated with the heart of the prestigious District 15 of Singapore, Amber Park is set to be the next iconic private condominium in the East Coast region.
As they always say, location is the key consideration when it comes to buying a property. At Amber Park condo, the essence is truly in its location.
Near Tanjong Katong MRT Station
It may sound a little exaggerating but over decades, the residents in the East Coast precinct have been deprived of having an MRT station nearby. Thus, if you are living in the precinct, it would definitely be better for you to own a car because it can be quite inconvenient getting in and out of the estate.
The wait was finally over when the government made the announcement of the new Thomson-East Coast MRT line (TEL) back in August 2014, which will provide commuters a direct route from the eastern region to the northern region of Singapore. This news has sparked a lot of joy for the East Coast residents.
As you can see from the location map above earlier, the upcoming Tanjong Katong MRT station (which will be part of the TEL) is just mere 2 to 3 minutes’ walk away from Amber Park condo.
With this added convenience, traveling around Singapore via train would be an absolute breeze – especially for those who travel to the downtown or business district of Singapore on a frequent basis.
Looking at the MRT map, you can see that the Tanjong Katong MRT station is just a couple of train stops away from some of the prominent stations in the Central Business District (CBD) and Marina Bay Financial district of Singapore – which should take you just less than 15 to 20 minutes.
The Tanjong Katong MRT station will be due to begin operations by 2023, which will be almost the same time when the new Amber Park condo will complete its construction.
Shopping malls and plenty of amenities around the area
With the added convenience of having an MRT station nearby, it will be even easier to make your way to the shopping malls and other amenities within the precinct.
One of the biggest shopping malls close to Amber Park will be the Parkway Parade shopping mall. It was opened since 1984 and has been a very popular hangout for residents who are mostly living in the East Coast or Marine Parade areas.
With Parkway Parade, you will find some of the biggest retail brands, electronic stores, and restaurants serving a wide variety of cuisines. There’s even a cinema operated by Cathay Cineplexes and two major supermarkets by Giant and Cold Storage respectively.
Amber Park is also located close to another shopping mall called i12 Katong, Despite being relatively smaller mall as compared to Parkway Parade, it’s still pretty well-received by the residents around the area as the mall offers exquisite dining options and enrichment centers for the young ones.
There is also a cinema within i12 Katong, operated by Golden Village.
If you are into the local ambiance, you will find a couple of bars and restaurants situated along East Coast Road, Joo Chiat Road, and Tanjong Katong Road. There are usually operating on the first level of heritage shophouses which are mostly inspired by the Peranakan culture.
Close proximity to some of the top primary schools in Singapore
This has always been one of the top considerations for homebuyers who have school-going children when it comes to finding the right property for their family.
You’ll be happy to know that Amber Park is located within close proximity to some of the top primary schools in Singapore. Some of these primary schools include Tanjong Katong Primary School, Tao Nan School, CHIJ (Katong) Primary, Haig Girls’ School and Kong Hwa School.
However, the bad news is that only Tanjong Katong Primary School is within the 1 km radius from Amber Park – which will offer you that upper hand in proximity advantage when comes to school registration, while the rest are still within the 2 km radius.
If you are planning for your children who are about to embark onto secondary or tertiary education, they will be spoilt with choices as there are a lot of good secondary schools and junior colleges in the East Coast precinct.
Some of these schools include Dunman High School, Tanjong Katong Girls’ School, Chung Cheng High School (Main), Victoria School, Victoria Junior College, and Temasek Junior College.
In addition, there are also international schools near to the Amber Park condominium – such as the Canadian International School along Tanjong Katong Road and Chatsworth International School.
Amber Park Condo Facilities and Features
Within Amber Park condo, there will be a total of 36 different facilities for the residents. These include a leisure pool, a lagoon pool, a hydrotherapy pool, BBQ pavilions, tranquility and garden lounges, and many more.
Based on the preliminary site plan received, most of the facilities are located on the first floor while the rest will be placed within communal sky garden on the 22nd floor – also known as ‘The Stratosphere’, which links across all three residential towers at Amber Park.
Amber Park Site Plan
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The site plan has also shown that only around 50 percent of the land area has been used for constructing the residential blocks and the other half has been used mostly for landscaping and facilities.
It does show that Amber Park is not only just a conventional residential development, but it also offers residents a truly lavish lifestyle living in an upmarket condominium in East Coast. Kudos to CDL and SCDA Architect!
A luxury condo with sea view
Amber Park is not just about the design and quality that CDL is able to deliver. It is also about the sea view when it comes to buying a property within the East Coast precinct of Singapore.
That’s also the reason why properties along the Amber Road and Meyer Road areas are always considered as the crème de la crème of East Coast in District 15 because most of these condominiums or apartments are situated along and are the closest to the eastern shoreline.
As a result, most of the private homes within these East Coast condominiums will possess a panoramic and unobstructed sea view. In Singapore, we are practically living in a concrete jungle. Thus, owning a unit at Amber Park with sea view on this tiny island is considered exceptionally rare.
A masterpiece by SCDA Architects
The appointment of SCDA Architects as the architect of Amber Park didn’t come as a surprise as the firm has been famously known for crafting some of the most iconic luxury condominiums in Singapore.
Some of their latest masterpieces in Singapore include Leedon Residence, TwentyOne Angullia Park and Echelon.
I’ve always been a big fan of SCDA’s works. It’s like living within a condominium designed by SCDA is like living within a piece of art, and it’s without a doubt that SCDA has the ability to bring out the luxurious shine on Amber Park condo – making it one of the most iconic condos in East Coast.
Amber Park Floor Plan and Unit Types
Amber Park condominium comprises a total of 592 units across 3 residential towers (each tower is 21-storey tall) and is expected to receive its TOP by the end of 2023.
It will have a wide range of units types from 1-Bedroom + Study to 5-Bedroom + Study. Each home at Amber Park will be fitted with Wireless SMART home systems, which feature smart voice assistance – allowing homeowners to control and manage devices at home (such as air-conditioners, lightings, intercom system, main door, etc.) via an app or their voices.
Here is the Amber Park floor plan for each unit type:
1-Bedroom + Study (463 - 484 sqft)
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2-Bedroom and Study (678 - 743 sqft)
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3-Bedroom (947 - 1109 sqft))
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4-Bedroom and Study (1302 - 1582 sqft))
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5-Bedroom (2045 - 2142 sqft))
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Penthouse (4392 sqft)
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If you require clarifications on any of the Amber Park floor plan, you can simply drop us a note below and I’ll keep you posted on the latest information for Amber Park.
Amber Park Price Guide
The following Amber Park price guide was released by CDL before its launch during late April 2019. The entry price for Amber Park is averaging around $2,300psf, which is almost 30% lower than what we’ve forecasted earlier.
If we were to take reference from the en bloc price which CDL paid for the old Amber Park in 2017 of $1,515 psf ppr, units at the new Amber Park should have been priced at an average of $2,800 – $3,000 psf.
| Unit Type | Size | Indicative Pricing | PSF Price |
| 1-Bedroom + Study | 463 sq ft | $1,088,000 | $2,350 |
| 2-Bedroom | 700 sq ft | $1,628,000 | $2,325 |
| 2-Bedroom + Study | 678 sq ft | $1,608,000 | $2,372 |
| 3-Bedroom | 947 sq ft | $2,180,000 | $2,302 |
| 3-Bedroom | 1,109 sq ft | $2,588,000 | $2,333 |
| 4-Bedroom | 1,572 sq ft | $3,438,000 | $2,187 |
| 4-Bedroom Premium | 1,582 sq ft | $3,668,000 | $2,319 |
| 4-Bedroom + Study | 1,302 sq ft | $3,068,000 | $2,356 |
| 5-Bedroom Premium | 2,142 sq ft | $4,980,000 | $2,325 |
| 5-Bedroom + Study | 2,336 sq ft | $5,580,000 | $2,389 |
Please note that the prices are shown based on the early bird discounts being offered to prospects who were involved in the preview.
If you are keen and would like to receive an update on the latest Amber Park price list and availability, please give us a call at (+65) 6631-8384 or send us a message using the form below.
Amber Park Showflat
The Amber Park showflat will be situated in an off-site location along the intersection of Tanjong Rhu Road and Kampong Arang Road – right next to Dunman High School and opposite the Singapore Swimming Club.
In the Amber Park showflat, you will get to see the following unit types:
- 2-Bedroom + Study (678 sqft)
- 3-Bedroom (1,109 sqft)
- 5-Bedroom Premium with Private Lift (2,142 sqft)
The opening hours of the Amber Park showflat has yet to be announced. Thus, do give us a call at (+65) 6631-8384 or contact us using the form below, and we will provide you with more details.
Amber Park Review
Just months before the launch of Amber Park, there has been a number of new projects being launched as well within the Meyer Road and Amber Road precincts. They were mainly developments of a smaller scale (as compared to Amber Park) and being developed by firms that just don’t possess a portfolio which is as impressive as CDL’s.
When you look at what Amber Park’s developer, CDL has developed over the years, you can’t help but associate it as being a luxury brand in Singapore’s real estate scene.
And in case you aren’t aware, the Meyer and Amber areas have always been well-known as the prime spots in District 15 – home to some of the most expensive landed and non-landed properties that you can find in the eastern region of Singapore.
Thus as a home buyer or investor, you can rest assured that CDL has that ability to develop a luxury condo project within the most upmarket area in the East and Amber Park is going to be one of the most iconic for many years to come.
So is Amber Park a good buy? Let’s take a look at it from a few aspects.
Competitive price point and worth
When the former Amber Park en bloc went through back in October 2017, market watchers thought that the tender price ($906.7 million or $1,515 psf ppr) was ‘bullish’.
Some even forecasted that units at the new Amber Park would have to be selling between $2,600 – $2,700 psf, based on the breakeven price of $2,200 psf.
Apparently, CDL went with a different (and shocking) price point when the new Amber Park was launched over the weekend of 4 to 5 May 2019 as a total of 115 units were sold at an average psf price of only $2,425 – which is more than $200 psf lower than the earlier forecast by the “fortune tellers”!
At a price point of $2,425 psf, most may feel that it is still relatively steep. So let’s do a price comparison between Amber Park and the other new launch condos in East Coast.
| PROJECT NAME | TENURE | TYPE | NO. OF UNITS | AVERAGE PSF($) | UNITS SOLD** | LAUNCH DATE |
| Amber Park | Freehold | Condominium | 592 | $2,481 | 190 | Early May 2019 |
| Nyon | Freehold | Apartment | 92 | $2,206 | 21 | Late February 2019 |
| Coastline Residences | Freehold | Apartment | 130 | $2,604 | 26 | Mid-April 2019 |
| One Meyer | Freehold | Apartment | 66 | $2,668 | 19 | Late February 2019 |
| Meyerhouse | Freehold | Condominium | 56 | $2,614 | 5 | Late May 2019 |
| **As of 19 December 2019 – based on transactions recorded in URA | ||||||
I suppose now you can see why the response for Amber Park was so overwhelming and already 190 units have been sold in just less than 8 months, while the rest are taking ages.
It’s not that the rest of these new launch projects are bad products, it’s just that Amber Park presents itself as a much better choice in terms of scale, quality, and price.
Although some may argue that those other projects under the spotlight are closer to the MRT station as compared to Amber Park, the difference in proximity is just a mere 100-150 meters.
It’s so insignificant that I would say most homebuyers or investors wouldn’t even care when they look at what Amber Park has to offer as a whole.
Aesthetically impressive plus top-notch quality
The rarity of getting to own a brand new full-fledged freehold condominium along Meyer Road or Amber Road is exceptionally rare. In fact, the last one launched within the area was actually The Meyerise by Hong Leong – back in August 2011.
If given a choice, most homebuyers will go for a condominium project with an abundance of facilities. As Amber Park is being branded as a luxury condominium, CDL knows that this aspect is exceptionally crucial.
Not just on the facilities, CDL has also focused on delivering top-end quality and finishes within each apartment – from marble (in the living and dining areas) floorings to luxury kitchen appliances, sanitary wares & fittings from Bosch and Grohe.
In addition, CDL has collaborated (for the third time) with award-winning architect, Chan Soo Khian from SCDA Architects for the design of Amber Park. With SCDA’s artistic touch, it will certainly turn Amber Park condo into an iconic architectural masterpiece and make it stand out from the rest of the neighboring developments.
Walking distance to the future Tanjong Katong MRT station
Despite the fact of not having an MRT station along the Meyer Road and Amber Road stretch, property transactions in the area have been pretty healthy for the last couple of years, or even decades. However, home prices in the East Coast have been rather stagnant as well, and it’s probably due to this reason.
The locality itself is already a big draw for homebuyers, especially among the affluent class – those who don’t really bother about being close to an MRT station because they have their own cars; those who prefer exclusivity and privacy around their premises.
Now with the new Tanjong Katong MRT station in sight and it is due for completion in a couple of years time, Amber Park will become more accessible for commuters and this will definitely an additional perk for homebuyers of the new generation who are so used to the convenience of having an MRT station near to their residence.
This will help drive up the demand for private homes around the precinct, which may result in giving home prices in the East Coast of Singapore a much-needed boost in the next couple of years.
Final Word
Amber Park is certainly one of the rare new launch properties which I don’t really have much to complain about. There is really a lot to like and nothing much to hate about this development, except for the fact that it’s not exactly near to any amenities (such as supermarkets, retail stores, restaurants, etc.).
But honestly, that’s really not a deal-breaker as Amber Park has really ticked most of the boxes in my personal checklist for a perfect home – beautiful layout, quality finishing, a good amount of facilities, excellent connectivity (in time to come) and a prestigious address, etc.
In terms of price, yes it is not something for the masses and it is probably out of reach for most people.
However, if this is the budget you have for buying a new home, Amber Park is certainly the best buy within the prime East Coast region at this point of time – if not, one of the best new launch condos in the whole of Singapore in 2019.