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AMBERVILLE

Marine Parade Road · D15 Marine Parade
Apartment99-year
—
median $psf
—
median rent · psf/mo
—
gross rental yield
—
highest floor
168
total units
1980
TOP / completion
52
/ 100
HomeVestor Investor Score
Best for: Family demand + Capital growth
Watch out for: Short remaining lease, Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity4
Growth71
Family82
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 71
Nearest growth node: Paya Lebar Central — ~3.0 km away (built out) → 57 · Nearest MRT ~346 m (Marine Terrace) → 85 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 4
168 units → 12 · 0 sales in 12 mo → 0 · 0 rental contracts → 0  =  average
Family demand · 82
Oversubscribed school within 1 km (Tao Nan School, 1.8× demand) → 82
Overall · 52
The average of the 3 sub-scores above.
Risk flags
Short remaining lease — ~51 yrs left, so steeper future lease decay · Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 0 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Amberville is a 51-yr remaining leasehold project in D15 Marine Parade with limited yield data, thin liquidity and strong school demand (Tao Nan School within 1 km). It sits ~3.0 km from its nearest growth node (Paya Lebar Central) — beyond the ~3 km impact band.

Best suited for
  • Family demand buyers
  • Capital growth buyers
Less suited for
  • pure rental-yield investors
  • buyers seeking a fresh/long lease
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
  • Factor lease decay into your exit horizon.

Investment report

A plain-language read on Amberville — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Family-demandLiquidity-thinLease-sensitivesignals — how they're defined
Why this may work
  • Oversubscribed primary school (Tao Nan School) within 1 km — a durable family-demand anchor.
  • Marine Terrace MRT Station MRT within ~346 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Short remaining lease (~51 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
  • Thin liquidity (0 sales/12 mo) — a slower, choppier exit and a softer price signal.
  • Ageing project (TOP 1980, ~46 yrs) — budget for rising maintenance and possible upgrading levies.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Nearby projectsmedian $psf of projects within ~2.0 km$1,504 psf
HomeVestor fair range$1,429–$1,579 psf

See the D15 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.4% target gross yield for a RCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Long-run trend — project vs. market

Indexed to 100 at 2000 · 2000–2005

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Marine Terrace MRT Station · ~346 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameAMBERVILLE
Street NameMarine Parade Road
Property TypeApartment
Tenure99 yrs from 1978 · ~51 yrs left
District / Planning AreaD15 / Marine Parade
Completion1980
Number of units168 units
Highest floor in the project—
DeveloperCity Developments Ltd and Hong Realty
Land Area (sqm)—
Master Plan Plot Ratio2.8

All transactions

No transactions recorded for this project yet.

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