King'S Mansion Unit Types and Layout Guide for Tenants is all about understanding the spacious 3- and 4-bedroom layouts at this Amber Road, District 15 condo, so you can quickly decide which unit works best for your household, budget, and lifestyle before committing to a lease.
As part of Homejourney’s comprehensive King'S Mansion for rent coverage, this guide zooms in on unit types, floorplan characteristics, and what tenants actually experience living here, complementing broader overviews like the main Amber Road Singapore condo rental guide King'S Mansion For Rent in D15: Amber Road Condo Guide | Homejourney and our 2026 rental price trends analysis King's Mansion Rental Prices 2026: Market Trends & Tenant Guide .
Development snapshot: what tenants should know about King'S Mansion
King'S Mansion is a freehold condominium in District 15 (East Coast / Marine Parade), developed by Hong Leong Holdings and completed around 1980–1982.[1][4][6] It spans three addresses: 437 Tanjong Katong Road, 20 Amber Road and 12 Amber Gardens, with a total of about 196 units set on a sizeable 16,419 sqm site.[1][2][6]
Unlike many newer East Coast condos, King'S Mansion is known for its very generous internal sizes. Most units are 3-bedroom or 4-bedroom apartments ranging roughly from about 1,600 to 2,800 sq ft, with 3–5 bathrooms and large living/dining zones.[2][3][5] Facilities include a swimming pool, gym, tennis courts, badminton hall, BBQ pits, playground and a multi-purpose hall, giving residents a full condo lifestyle.[1][2]
From a tenant’s perspective, the vibe is family-friendly and residential. On weekday evenings you’ll often see residents walking to nearby eateries along East Coast Road or heading to Parkway Parade for groceries, while weekends are popular for morning jogs to East Coast Park via Amber Road. In my experience, the community here skews towards families, long-term expats, and local households who value space over ultra-modern finishes.
Unit types at King'S Mansion: sizes, layouts and who they suit
King'S Mansion does not have tiny shoebox units; it is almost exclusively larger-format family apartments. For tenants, that means higher monthly rent than a compact 1-bedder elsewhere, but significantly more living space and flexibility.
Typical unit configurations
Based on transaction data and existing listings, King'S Mansion’s main unit types are:[2][3][5]
- 3-bedroom units: Approximately 1,600–1,800 sq ft, usually 3 baths (including one attached to the master and one common bathroom, plus a WC in the yard).
- 4-bedroom units: Approximately 2,700–2,800 sq ft, typically 3–4 baths plus yard/utility WC.[3][5]
There may also be variations like combined or altered layouts, as some owners over the decades have reconfigured rooms (for example, turning a utility room into a small study). Always ask your Homejourney agent for a floorplan of the specific unit before committing to a lease.
3-bedroom layouts: ideal for young families and sharers
From my viewings at 437 Tanjong Katong Road and Amber Gardens stacks, the 3-bedroom layout typically features a wide rectangular living and dining area with a balcony or large windows facing either the pool or surrounding low-rise neighbourhood. Bedrooms are generally arranged along one side of a corridor, giving good privacy from the living zone.
Who this works best for:
- Young families with 1–2 children who need separate rooms plus space for a helper.
- Flat-shares of 3 working professionals who want equal-sized rooms and shared common space.
- Couples who want a home office plus guest room without feeling cramped.
Insider tip: Some 3-bedder stacks at Tanjong Katong Road enjoy more open views towards East Coast Park; these tend to feel brighter and breezier, especially on mid- to high floors. If you’re sensitive to road noise, ask your agent to shortlist units that face inwards towards the pool instead of the main road.
4-bedroom layouts: spacious homes for larger households
The 4-bedroom units at King'S Mansion are genuinely large by today’s standards, often upwards of 2,700 sq ft.[3][5] Expect a generously proportioned living and dining space that can comfortably host 8–10 guests, a separate kitchen with yard, and multiple bedrooms that can all take at least a queen bed.
Who this suits:
- Larger families with 3–4 children, or multi-generational households wanting grandparents to stay in.
- Expats with frequent guests who need a dedicated guest room and possibly a home office.
- Tenants running partial home-based work (e.g. tutoring, consulting) who need an enclosed study or studio.
Insider tip: If you cook often, pay attention to kitchen layout and ventilation. Older freehold East Coast condos like King'S Mansion usually have enclosed kitchens that are great for heavy cooking, but some units have had walls removed to create semi-open kitchens. Choose according to your cooking habits and whether you prefer to contain smells.
Current rental prices & what tenants can expect to pay
Recent rental transactions across King'S Mansion show that 3-bedroom units (around 1,600–1,800 sq ft) have been renting broadly in the S$4,500 to S$6,200 per month range in the last two years, depending on condition, floor level and exact size.[5] A 4-bedroom 2,700–2,800 sq ft unit at Amber Road was recorded at S$7,800–S$8,300 per month in recent leases.[5]
For 2026, factoring in District 15 rental trends and past data, a reasonable working estimate for tenants is:
- 3-bedroom units: Roughly S$4,800 – S$6,500 monthly rent for well-maintained apartments, with premium units (high-floor, renovated, park/sea-facing) potentially above this range.
- 4-bedroom units: Roughly S$7,500 – S$9,000 monthly rent, again depending on renovations, furnishings and orientation.
These are indicative ranges only and can change with market conditions; always verify with live listings on Homejourney’s property search Property Search and our dedicated King'S Mansion for rent search page: View all units for rent at King'S Mansion – https://www.homejourney.sg/search?q=King'S%20Mansion&status=For+Rent.
For a deeper breakdown of 2026 rental price movements, yields and negotiation tips, refer to our specialised analysis: King'S Mansion Rental Prices 2026: Market Trends & Tenant Guide King's Mansion Rental Prices 2026: Market Trends & Tenant Guide .
Layout details that matter: how to evaluate a King'S Mansion unit
Because King'S Mansion units are large, the key isn’t just size but how the space is laid out. During viewings, use this simple checklist:
- Living and dining proportions
Stand at the entrance and look across the living-dining span. Can you imagine a proper sofa set and a 6–8 seater dining table without blocking circulation to bedrooms and balcony? Larger 4-bed units usually can; some 3-bedders feel more rectangular and efficient, which is great if you prefer a clear separation of zones. - Bedroom placement
Check if the master bedroom is set apart from kids’/guest rooms. Some stacks cluster all bedrooms together off a corridor; others have the master slightly further, which can be better for privacy if you have teenagers or frequent visitors. - Helper’s room and yard
Older condos like King'S Mansion often come with a utility/helper’s room and a yard area, which is invaluable for families with live-in help or those who prefer a separate laundry area. Confirm whether this space is intact or has been converted. - Natural light & cross-ventilation
Unit orientation along Amber Road and Tanjong Katong can result in different light patterns. Mid- to high-floor units facing the sea side often get good breeze. Step out to the balcony or open the windows during viewing to feel actual airflow. - Noise considerations
Amber Road can be busier during peak hours, and Tanjong Katong Road has school and bus traffic. If you’re noise-sensitive or work from home, prioritise pool-facing or inner-facing units where possible, and view the flat at different times of day.
Facilities & community feel for tenants
The facility mix at King'S Mansion is surprisingly complete for a development of its era, adding a lot of value to your monthly rent.[1][2]
- Swimming pool: A full-sized pool suitable for lap swimming; evenings and Sunday mornings are generally the busiest times.
- Gymnasium room: Compact but practical for basic cardio and strength training.[1]
- Tennis courts & badminton hall: Popular with families and sports-loving residents; book in advance during evenings.[1]
- BBQ area & multi-purpose hall: Great for birthday parties and gatherings; check MCST booking rules.
- Playground: Kid-friendly, located away from main driveway traffic.
Security is typically via guarded main entrance and access-controlled common areas. As with any older condo, policies and enforcement levels can differ over time; your Homejourney agent can help verify current security arrangements with the managing agent before you sign.
Most residents I’ve met here appreciate that the development feels less dense than newer D15 launches, thanks to the large site area and spacious grounds.[6] You get room to breathe, walk, and for kids to cycle around the internal driveways under supervision.
Location & daily life: renting along Amber Road / Marine Parade
King'S Mansion sits within the prime East Coast / Marine Parade corridor, close to both the East Coast Park beachfront and key amenities like Parkway Parade and i12 Katong.[6][9] From Amber Road, East Coast Park is roughly a 10–15 minute walk using underpasses or park connectors, depending on which block you live in and your walking pace.
Transport-wise, the Thomson-East Coast Line (TEL) brings new MRT connectivity to the area. URA’s station list shows Amber (TE25) and Marine Parade (TE26) as the closest upcoming stations serving this part of D15, improving direct connections to the CBD and Orchard once fully operational.[2] In the meantime, frequent bus services along Marine Parade Road and Tanjong Katong connect to Paya Lebar, the city, and Changi.
Approximate commute times from King'S Mansion by public transport or car (outside heavy peak):
- Raffles Place / CBD: About 20–25 minutes by car via ECP; 30–40 minutes by bus/MRT depending on transfers.
- Marina Bay: Roughly 20 minutes by car.
- Orchard Road: Around 20–25 minutes by car, or 35–45 minutes by public transport.
- Changi Airport: Typically 15–20 minutes via ECP, making it convenient for frequent travellers.
Day-to-day living is straightforward. Parkway Parade offers a full supermarket, pharmacies, F&B and services; Katong and Joo Chiat are a short bus ride or 10–15 minute stroll away, with local favourites like Katong Laksa, Peranakan eateries, brunch cafés and bars. This is one of the reasons many long-term expatriates deliberately choose D15 rentals over more central but less characterful neighbourhoods.
Nearby amenities for King'S Mansion tenants
For families and long-stay expats, proximity to schools and healthcare is often a key decision driver.
Schools
Within a short drive or bus ride of King'S Mansion you’ll find several popular schools in Marine Parade / Katong. MOE’s SchoolFinder is the authoritative tool for confirming exact distances and admission zones, so always cross-check there before relying on distance as a key factor.
Many expat families also choose international schools in nearby areas like Mountbatten, Paya Lebar or along the East Coast. Travel time by school bus is usually reasonable given the expressway access.
Healthcare
General practitioners and dental clinics are easily found around Parkway Parade and Katong. For hospitals, Parkway East Hospital in Joo Chiat and larger public hospitals like Changi General Hospital are within manageable driving distance. The Ministry of Health (MOH) website lists licensed clinics and hospitals across Singapore, which is useful when checking nearest providers after you move in.
Parks, sports and recreation
East Coast Park is the main recreation hub, ideal for cycling, jogging and family picnics. From King'S Mansion you can walk there in under 15 minutes if you cut through Amber Road and underpasses toward the park connectors. Sports enthusiasts also use nearby public facilities like the Marine Parade community sports facilities and swimming complex.
Tenant guide: leases, deposits and move-in checks
King'S Mansion leases typically follow standard private condo rental practices in Singapore. While each landlord may have specific requirements, tenants can generally expect:
- Lease term: Commonly 2 years, though 1-year leases may be negotiable at a premium.
- Security deposit: Usually 1 month’s rent for a 1-year lease or 2 months for a 2-year lease, paid upon signing the Tenancy Agreement (TA).
- Diplomatic clause: Often applicable for leases of 2 years or more, allowing early termination after a minimum stay if your employment is transferred or terminated. Discuss with your Homejourney agent and ensure the wording is clear in the TA.
Before signing, it’s wise to:
- Review inventory and condition
Check for wear-and-tear, especially in older fittings like bathroom tiles, windows and aircon systems. Request photographs to be attached to the inventory list so any pre-existing issues are documented. - Clarify what’s included in rent
Ask whether the rent covers MCST maintenance fees (usually yes for condos), and whether any services (e.g. regular aircon servicing) are included. Many landlords require tenants to service air-conditioning every 3–4 months at tenant’s cost. Homejourney partners can help you book reliable services through Aircon Services . - Budget for utilities
References
- Singapore Property Market Analysis 1 (2026)
- Singapore Property Market Analysis 4 (2026)
- Singapore Property Market Analysis 6 (2026)
- Singapore Property Market Analysis 2 (2026)
- Singapore Property Market Analysis 3 (2026)
- Singapore Property Market Analysis 5 (2026)
- Singapore Property Market Analysis 9 (2026)
