38 Amber For Sale: Complete Buyer's Guide to District 15 Properties

Finding the right property to purchase in Singapore's competitive market requires access to accurate information, transparent pricing, and expert guidance. At Homejourney, we've compiled this comprehensive guide to help you understand everything about purchasing at 38 Amber, one of District 15's established freehold developments. Whether you're a first-time buyer, upgrader, or investor, this guide will walk you through available units, pricing, financing options, and the investment potential of this East Coast location.

Table of Contents

• 38 Amber Overview: Why Buyers Choose This Development
• Available Units for Sale: Types & Current Pricing
• Why Buy at 38 Amber: Key Advantages
• Location Advantages: District 15 East Coast Living
• Price Analysis & Market Trends
• Financing Your Purchase: Loans & CPF Options
• The Buying Process: Step-by-Step Guide
• Investment Potential: Rental Yields & Appreciation
• Frequently Asked Questions
• Next Steps: Start Your Journey at Homejourney

38 Amber Overview: Why Buyers Choose This Development

38 Amber is a freehold condominium located at 38 Amber Road in District 15, comprising just 29 residential units across a single 16-story block.[1] Completed in 2008 and developed by Ho Brothers Investment Pte Ltd, this intimate development offers a rare combination of freehold tenure, manageable community size, and strategic East Coast positioning that appeals to discerning buyers.

The development's relatively small unit count—just 29 homes—creates an exclusive community atmosphere rarely found in larger condominium complexes. This translates to lower maintenance costs, more personalized management, and a genuine sense of community among residents. For buyers prioritizing quality over quantity, 38 Amber's boutique scale offers distinct advantages in terms of noise levels, parking availability, and facility usage.

The freehold tenure is particularly significant for long-term investors and owner-occupiers. Unlike leasehold properties that depreciate as the lease term shortens, freehold properties maintain their value indefinitely, making them an attractive option for those planning to hold their investment for decades or pass it to future generations.

Homejourney recognizes that purchasing property is one of life's most significant decisions. Our platform prioritizes your safety and trustworthiness by verifying development information, providing transparent pricing data, and connecting you with verified agents who can guide you through the entire purchase process with confidence.

Available Units for Sale: Types & Current Pricing

Unit Configuration Overview

38 Amber offers two primary unit configurations designed to accommodate different lifestyle needs and family sizes:

Note: The rental ranges shown reflect recent market data and are provided for reference. Actual sale prices vary based on unit condition, floor level, and current market conditions.

Current Market Pricing (2026)

Based on recent market data, 38 Amber units typically command SGD $4.42 to $5.62 per square foot, with absolute prices ranging from approximately SGD $3.5 million to $6.7 million depending on unit type and condition.[5] The 2-bedroom units represent the most frequently transacted type, offering excellent value for first-time buyers and investors seeking positive rental yields.

For buyers evaluating affordability, the 2-bedroom units at 38 Amber offer a compelling entry point into the District 15 freehold market. The 3-bedroom units appeal to families seeking additional space and those planning longer-term owner-occupancy. Both unit types benefit from the development's freehold status, which typically commands a premium compared to leasehold alternatives in the same area.

Browse available units for sale at 38 Amber on Homejourney to see current listings, detailed floor plans, and high-resolution photos. Our platform's verified listings ensure you're viewing legitimate opportunities from trusted agents, giving you confidence as you begin your property search.

Why Buy at 38 Amber: Key Advantages

Freehold Tenure & Long-Term Value

The most compelling reason to purchase at 38 Amber is its freehold tenure.[1] Unlike leasehold properties where the lease term decreases annually (and property values typically decline as the lease shortens), freehold properties maintain their intrinsic value indefinitely. This makes 38 Amber an excellent choice for buyers planning to hold their investment long-term or pass it to future generations without concerns about lease depreciation.

24-Hour Security & Peace of Mind

38 Amber provides round-the-clock security with trained security personnel and controlled access points.[1] For busy professionals and families, this security infrastructure provides genuine peace of mind, knowing your home and family are protected 24/7. The security system is particularly valuable for those who travel frequently for work or maintain irregular schedules.

Swimming Pool & Recreation Facilities

The development features a swimming pool with scenic views, providing residents with convenient access to exercise and relaxation without leaving the property.[1] In Singapore's tropical climate, having an on-site pool significantly enhances lifestyle quality and adds value for families with children. The pool facility also contributes to the development's appeal as a rental property, as tenants particularly value this amenity.

Intimate Community of Just 29 Units

With only 29 units across the entire development, 38 Amber fosters a genuine sense of community that larger complexes cannot replicate.[1] Residents typically know their neighbors, common areas are less crowded, and there's greater accountability in maintenance and management. This boutique scale also means lower maintenance fees compared to larger developments, directly impacting your long-term ownership costs.

Strategic Location in District 15

Located in the heart of District 15 (East Coast/Marine Parade), 38 Amber benefits from one of Singapore's most desirable neighborhoods. The area combines residential tranquility with excellent connectivity, proximity to premium schools, and access to vibrant dining and entertainment options. District 15 has consistently demonstrated strong property appreciation, making it an excellent choice for investment-minded buyers.

Location Advantages: District 15 East Coast Living

Exceptional MRT Connectivity

One of 38 Amber's greatest advantages is its proximity to multiple MRT stations. The development is just 6 minutes' walk to Amber MRT station on the Thomson-East Coast Line (TEL), Singapore's newest and most modern metro line.[1] This station provides direct connections to major business districts, shopping centers, and entertainment hubs across the island.

Additionally, Mountbatten MRT station is just 8 minutes' walk away, offering access to the Circle Line.[1] For residents requiring even more options, nearby stations include Paya Lebar, Aljunied, Kembangan, and Eunos, all within reasonable walking or short driving distance. This multi-station proximity is rare in Singapore and significantly enhances daily commuting convenience.

Excellent Road Connectivity & Expressway Access

Beyond public transportation, 38 Amber offers seamless access to Singapore's major expressways. The development is directly connected to Tanjong Katong Road and Mountbatten Road, with easy access to the East-Coast Parkway Expressway (ECP), Kallang-Paya Lebar Expressway (KPE), and Marina Coastal Expressway (MCE).[1] This expressway network enables residents to reach the Central Business District in just 15-20 minutes by car, making it ideal for professionals working in the city center.

Proximity to Premium Educational Institutions

District 15 is home to some of Singapore's most respected educational institutions. Nearby schools include:

• Tanjong Katong Primary School – Consistently ranked among Singapore's top primary schools
• Dunman High School – Premier secondary institution with strong academic reputation
• CHIJ Katong Convent – Well-established girls' school with excellent facilities
• Victoria Junior College – Leading junior college for pre-university education
• Singapore Management University (SMU) – Prestigious university campus nearby
• Etonhouse International School – Established international school for expat families

For families with school-age children, this concentration of quality educational options is a significant advantage, particularly for those seeking both local and international curriculum options.

Shopping, Dining & Entertainment

The area surrounding 38 Amber offers excellent shopping and dining options:

• Parkway Parade – Major shopping mall with retail, dining, and entertainment
• Katong Shopping Centre – Neighborhood shopping hub with local and international brands
• Paya Lebar Square – Modern shopping destination with diverse dining options
• Kallang Wave Mall – Contemporary mall with restaurants and lifestyle stores
• Marine Parade dining precinct – Vibrant restaurant and café scene with local and international cuisine
• FairPrice Finest – Premium supermarket for groceries and specialty items

The Marine Parade area, in particular, has evolved into one of Singapore's most dynamic neighborhoods for dining and entertainment, with numerous restaurants, cafes, and bars opening regularly.

Healthcare Facilities

Parkway East Hospital is located nearby, providing residents with access to quality healthcare services without requiring travel to distant medical centers. This is particularly valuable for families with young children or elderly parents who may require regular medical attention.

Price Analysis & Market Trends

Current Market Valuation

38 Amber's pricing reflects its unique position as a freehold development in one of Singapore's most desirable districts. Current market data indicates:

• Price per square foot: SGD $4.42 to $5.62 psf[5]
• 2-bedroom units: Typically SGD $3.5-4.5 million
• 3-bedroom units: Typically SGD $4.8-6.7 million
• Total development value: Approximately SGD $130-160 million (estimated)

These figures represent 2026 market conditions and may vary based on specific unit conditions, floor levels, and individual property features. Units with premium views, higher floors, or recent renovations typically command prices at the upper end of these ranges.

Freehold Premium in District 15

Freehold properties in Singapore command a significant premium over leasehold alternatives—typically 15-25% higher than comparable leasehold developments in the same area. At 38 Amber, this premium is well-justified given the development's age (2008), excellent maintenance, and strategic location. For long-term buyers, this premium represents excellent value as it protects against lease depreciation.

Historical Appreciation & Market Outlook

District 15 has demonstrated consistent property appreciation over the past decade, with freehold developments showing particularly strong performance. The Thomson-East Coast Line's completion in 2024 has further enhanced the area's appeal, improving connectivity and supporting continued appreciation. Homejourney's market analysis tools allow you to view detailed transaction history and price trends for 38 Amber, helping you understand the development's appreciation trajectory and make data-driven investment decisions.

Comparative Market Analysis

When evaluating 38 Amber's pricing, consider comparable developments in District 15:

• Freehold status: Rare in District 15; most developments are leasehold
• Unit count: Smaller than most condominiums (29 units vs. 100+ typical)
• Completion year: 2008 (well-maintained, proven track record)
• Amenities: Swimming pool, 24-hour security, parking
• MRT proximity: 6-minute walk to Amber MRT (excellent connectivity)

These factors collectively position 38 Amber as a premium offering within District 15, with pricing reflecting the freehold tenure, intimate community, and strategic location.

Financing Your Purchase: Loans & CPF Options

Home Loan Basics for 38 Amber

Most buyers finance their property purchase through bank loans, typically covering 70-80% of the purchase price. For a SGD $4 million 2-bedroom unit at 38 Amber, a standard 25-year loan would result in monthly payments of approximately SGD $13,000-15,000 (depending on interest rates and down payment). Homejourney's mortgage calculator helps you estimate monthly payments based on different loan amounts, tenure, and current interest rates.

CPF Usage for Property Purchase

Singapore citizens can use their CPF Ordinary Account (OA) funds to purchase property, subject to specific conditions:

• Maximum CPF usage: Up to your CPF OA balance or 80% of the property price, whichever is lower
• Remaining balance requirement: You must retain SGD $20,000 in your OA after purchase
• Accrued interest: The property must be charged to HDB or a bank as security
• Citizenship requirement: At least one owner must be a Singapore citizen

Using CPF funds reduces the amount you need to borrow from banks, thereby lowering monthly loan payments and total interest paid over the loan tenure.

Down Payment & Cash Requirements

Typical down payment structure for property purchase:

• Initial deposit: 5% of purchase price (paid to seller's lawyer upon offer acceptance)
• Additional on exercise of option: 5% of purchase price (paid within specified timeframe)
• Final payment at completion: Remaining balance minus loan amount

For a SGD $4 million purchase, you would need approximately SGD $200,000-400,000 in cash for deposits, legal fees, and stamp duties. Homejourney recommends consulting with a mortgage broker to understand your complete financial obligations before making an offer.

Additional Buyer Stamp Duty (ABSD)

Singapore imposes Additional Buyer Stamp Duty (ABSD) on property purchases, with rates varying based on buyer profile:

• Singapore citizens (first property): 0% ABSD
• Singapore citizens (second property): 5% ABSD
• Singapore citizens (third+ property): 10% ABSD
• Permanent residents: 5% ABSD (first property), 10% (subsequent)
• Foreigners: 20% ABSD on all properties

For a first-time Singapore citizen buyer, ABSD is not applicable, making 38 Amber an attractive option. Subsequent purchases incur increasing ABSD, which should be factored into your financial planning. Homejourney's financing guides provide detailed ABSD calculations for different buyer profiles.

Loan-to-Value (LTV) Limits

Banks typically offer loans up to 80% of the property's value for owner-occupiers and 75% for investors. This means:

• Owner-occupier: Can borrow up to 80% of purchase price
• Investor: Can borrow up to 75% of purchase price
• Remaining amount: Must be funded through down payment and CPF

Check with major banks like DBS, OCBC, UOB, and Maybank for current interest rates and loan packages. Homejourney's bank rates page provides updated information on current mortgage rates from Singapore's leading financial institutions.

The Buying Process: Step-by-Step Guide

Step 1: Get Pre-Approved for a Loan

Before viewing properties or making offers, obtain a mortgage pre-approval letter from your bank. This letter confirms the loan amount you qualify for and demonstrates to sellers that you're a serious, financially capable buyer. The pre-approval process typically takes 3-5 business days and requires documentation of your income, employment, and financial status.

Step 2: Identify & View Available Units

Browse Homejourney's listings to find available units at 38 Amber that match your requirements. Our platform displays detailed information including unit layouts, amenities, and high-resolution photos. Schedule viewings through Homejourney's agent network to see properties in person. During viewings, pay attention to unit condition, natural lighting, views, and proximity to facilities.

Step 3: Make an Offer

Once you've identified a unit you wish to purchase, your agent will prepare an offer letter with the proposed purchase price and terms. The seller may accept, reject, or counter-offer. Negotiations typically focus on price, completion timeline, and any included furnishings or fixtures. Homejourney's agents are experienced in District 15 market conditions and can advise on competitive pricing.

Step 4: Offer Acceptance & Deposit

Once your offer is accepted, you'll pay an initial deposit (typically 5% of purchase price) to the seller's lawyer. This deposit is held in trust and applied toward your purchase price at completion. At this stage, you'll also receive the Option to Purchase, which gives you a specified period (usually 14 days) to conduct due diligence before committing to the purchase.

Step 5: Due Diligence & Inspections

During the option period, conduct thorough due diligence:

• Property inspection: Hire a professional surveyor to inspect the unit for structural issues, water damage, or defects
• Title search: Verify the property's ownership history and ensure there are no outstanding claims
• Strata title review: Review the management corporation's financial statements and maintenance records
• Loan approval: Finalize your mortgage application and secure formal loan approval
• Insurance quotes: Obtain home insurance quotes (required by lenders)

Step 6: Exercise the Option

Before the option period expires, you must exercise the Option to Purchase by paying an additional 5% deposit. This confirms your commitment to purchase. If you discover significant issues during due diligence and wish to withdraw, you typically forfeit the initial deposit (though this depends on the specific terms of your option).

Step 7: Finalize Mortgage & Legal Documentation

Work with your lawyer and bank to finalize all legal documentation:

• Mortgage deed preparation and execution
• Insurance policy issuance
• Conveyancing documentation
• CPF withdrawal forms (if applicable)
• Stamp duty payment

Step 8: Final Inspection & Completion

Conduct a final walkthrough of the property to ensure it's in the agreed-upon condition. On completion day, your lawyer will transfer the remaining purchase price to the seller's lawyer, and you'll receive the keys. The property is now yours. Homejourney recommends arranging utility connections, home insurance activation, and any necessary renovations before moving in.

Timeline Expectations

The entire buying process typically takes 8-12 weeks from offer acceptance to completion, though this can vary based on individual circumstances. Key milestones include:

• Weeks 1-2: Offer negotiation and acceptance
• Weeks 2-4: Option period (due diligence)
• Weeks 4-8: Mortgage finalization and legal documentation
• Weeks 8-12: Final inspections and completion

Investment Potential: Rental Yields & Appreciation

Rental Yield Analysis

38 Amber presents strong rental yield potential for investors. Based on current market data:

• 2-bedroom units: Monthly rental of SGD $4,500-4,800 (approximately 1.2-1.4% gross yield annually)
• 3-bedroom units: Monthly rental of SGD $5,000-5,500 (approximately 1.0-1.3% gross yield annually)

These gross yields are competitive for District 15 properties, particularly considering the freehold tenure and premium location. Net yields (after accounting for maintenance fees, property tax, and management costs) typically range from 0.8-1.0% annually, which is attractive compared to Singapore's current savings rates.

Tenant Demand in the Area

District 15 experiences strong rental demand from several tenant segments:

• Young professionals: Working in nearby business districts (CBD, Tanjong Pagar, Marina Bay)
• Expatriate families: Seeking quality housing near international schools
• Students: Attending nearby universities (SMU, NTU, NUS via MRT)
• Upgraders: Temporary housing while awaiting completion of new properties

The area's excellent MRT connectivity and proximity to schools make it particularly attractive to expatriates and young professionals, ensuring consistent rental demand and relatively low vacancy rates.

Capital Appreciation Outlook

Several factors support long-term capital appreciation at 38 Amber:

• Freehold tenure: Provides permanent value protection (no lease depreciation)
• Strategic location: District 15 has demonstrated consistent appreciation over the past decade
• Improved connectivity: Thomson-East Coast Line completion has enhanced accessibility
• Limited supply: Only 29 units in the entire development creates scarcity value
• Neighborhood development: Ongoing improvements to Marine Parade precinct support long-term value
• Demographic trends: Growing demand for East Coast properties from upgraders and investors

Historical data suggests District 15 freehold properties appreciate at 2-4% annually, though this varies based on market cycles and broader economic conditions. Homejourney's detailed price trend analysis allows you to review 38 Amber's specific appreciation trajectory and compare it with other District 15 developments.

Investment Strategy Considerations

Different investor profiles may approach 38 Amber differently:

• Buy-to-let investors: Focus on rental yield and tenant demand; 38 Amber's strong rental market makes it attractive
• Long-term capital appreciation: Freehold tenure and strategic location support 15-20+ year holding strategies
• Portfolio diversification: East Coast location provides geographic diversification for investors with central or western properties
• Upgraders: May purchase for owner-occupancy with option to rent out later if circumstances change

Homejourney recommends consulting with a financial advisor to determine whether 38 Amber aligns with your specific investment objectives and risk profile.

Frequently Asked Questions About Buying at 38 Amber

What does freehold tenure mean, and why is it important?

Freehold tenure means you own the property and the underlying land indefinitely, with no lease expiration date. Unlike leasehold properties (which typically have 99-year or 999-year leases that depreciate as the lease term shortens), freehold properties maintain their value perpetually. This makes 38 Amber an excellent long-term investment, as you'll never face lease depreciation concerns that plague leasehold properties in their final decades.

How much can I expect to pay for a unit at 38 Amber?

References

1. Singapore Property Market Analysis 1 (2026)
2. Singapore Property Market Analysis 5 (2026)