King'S Mansion For Rent in D15: Amber Road Condo Guide | Homejourney

King'S Mansion for rent in District 15 is one of the most sought-after options for tenants who love the East Coast lifestyle, larger-than-average homes and a well-connected Amber Road/Marine Parade address. From spacious family-sized apartments to room rentals near the upcoming MRT, this guide by Homejourney brings together everything you need to know to rent with confidence at King'S Mansion, with a strong focus on safety, transparency and verified information.[2][3]

Executive Summary: Renting at King'S Mansion in District 15

King'S Mansion is a freehold condominium completed around 1980 by Hong Leong Holdings, with 196 units spread across addresses at Tanjong Katong Road, Amber Road and Amber Gardens in District 15 (East Coast/Marine Parade).[2][3][4] Typical units are large 3-bedroom and 4-bedroom apartments ranging from roughly 1,600 to 2,800 sq ft, making it especially attractive to families and expat households who value space.[3][4] In early 2026, asking monthly rent for full 3-bedroom units generally clusters around S$6,000–S$6,500, with 4-bedroom units observed around S$8,500–S$9,000 depending on size, condition and floor level.[5][6][9] There are also occasional room rentals (common rooms of around 150 sq ft) in the S$1,800–S$2,200 range.[1][5][7][10]

From a lifestyle perspective, King'S Mansion is a short walk to the Thomson-East Coast Line (Amber and Marine Parade MRTs), minutes to East Coast Park, and close to major malls like Parkway Parade and i12 Katong.[3][4] Within the condo, residents typically enjoy a swimming pool, clubhouse and carpark, alongside 24-hour security—facilities that are standard for private condos of this era in the Marine Parade belt.[2][8][10] Homejourney helps tenants navigate available rentals at King'S Mansion safely by verifying listing information, consolidating market data, and connecting you to trusted agents for viewings and negotiations.

Table of Contents

• Development Overview of King'S Mansion
• Available Rental Units & Typical Configurations
• Why Rent at King'S Mansion (Amber Road & D15 Rentals)
• Rental Prices, Value & Cost Breakdown
• Facilities & Onsite Conveniences for Residents
• Location, Transport & East Coast Lifestyle
• Tenant Guide: Leases, Deposits & Move-In Tips
• Nearby Amenities: Schools, Healthcare, Malls & Parks
• Homejourney, Safety & Trusted Rentals at King'S Mansion
• FAQ: King'S Mansion for Rent – Common Tenant Questions

1. Development Overview of King'S Mansion

King'S Mansion is a classic East Coast freehold condominium that has built a loyal following among tenants who want generous living spaces and a laid-back, residential feel close to the city. Developed by Hong Leong Holdings and completed around 1980, it comprises 196 units spread across three main addresses: 437 Tanjong Katong Road, Amber Road and Amber Gardens in Marine Parade (District 15).[2][3][4] The development predates many of the newer high-rise launches in the East Coast, which is why its typical unit sizes are substantially larger than modern mass-market condos.[3][4]

The area around Amber Road and Marine Parade has long been a favourite with both Singaporean families and expatriates because of its proximity to East Coast Park, strong school network and ease of access to the CBD. With the Thomson-East Coast Line (TEL) opening up stations at Amber (TE25) and Marine Parade (TE26), connectivity has improved significantly—King'S Mansion now sits within comfortable walking distance to these stations, depending on which block you are in.[3][4] Buses along Marine Parade Road, Tanjong Katong Road and Mountbatten Road provide additional links to the CBD, Paya Lebar, Suntec and Orchard.

From a building quality perspective, King'S Mansion reflects the robust construction standards of its time: solid walls, spacious common areas and practical layouts. Many units have been tastefully renovated over the years, updating kitchens, bathrooms and flooring while retaining the wide living-dining spaces that are rare in newer Singapore condo rentals. Management standards can vary from stack to stack depending on MCST upgrades, but overall the development remains popular among long-staying tenants.[2][3][4]

Why Tenants Love Living at King'S Mansion

• Space – 3-bedroom and 4-bedroom units often exceed 1,600 sq ft, with some larger 4-bedroom layouts over 2,700 sq ft.[3][4][5]
• Location – Amber Road/Marine Parade address in D15, close to East Coast Park, Katong eateries and reputable schools.[3][4]
• Connectivity – Access to Amber and Marine Parade MRT stations (TEL), plus multiple bus services along Marine Parade, Tanjong Katong and Mountbatten.[3][4]
• Neighbourhood feel – Residential yet vibrant, with cafes, bakeries and hawker centres within a short walk or bus ride.
• Value for space – Compared to newer condos with smaller units, King'S Mansion often offers more square footage at comparable monthly rent.[3][4][9]

2. Available Rental Units & Typical Configurations

When you search for King'S Mansion for rent on Homejourney, you will typically see a mix of full-unit rentals and occasionally room rentals within existing tenanted or owner-occupied units. Unit availability fluctuates month to month, but recent market data gives a good indication of what tenants can expect.[1][5][6][9]

2.1 Typical Unit Types in King'S Mansion

Based on URA-linked data and project analyses, King'S Mansion is primarily made up of 3-bedroom and 4-bedroom apartments, with sizes as follows:[3][4]

While King'S Mansion does not have studio or 1-bedroom strata units, some tenants rent a common room or master room from existing owners or long-term tenants. These room rentals often appeal to singles or couples who want to enjoy the Amber Road lifestyle without committing to a full-unit lease.[1][5][7][8][10]

2.2 Current Rental Price Range (Monthly Rent – 2026)

Actual asking rents always depend on individual unit condition, furnishings, floor level and negotiation. However, based on observed listings and URA-related rental data for late 2025 to early 2026, a realistic range for King'S Mansion rentals is as follows:[5][6][9]

According to recent project rental summaries, the average rent at King'S Mansion in the past six months is around S$7,000 across all unit sizes.[9] This average reflects the dominance of large 3-bedroom and 4-bedroom units, rather than smaller formats.

Insider tip: In practice, well-renovated high-floor 3-bedroom units with partial sea views or unblocked views towards East Coast Park can command the upper end of the range. Older-condition, lower-floor units or those nearer traffic noise on Tanjong Katong Road tend to be at the lower end, especially if offered partially furnished.

2.3 Browse Available Rentals Safely on Homejourney

To see the latest King'S Mansion for rent listings, including photos, floor plans and verified details, use Homejourney’s search tools:

• View all units for rent at King'S Mansion – Property Search (use project name filter "King'S Mansion" and status "For Rent").
• Learn more about King'S Mansion’s project details – Projects Directory for tenure, unit mix and historical data.

Homejourney prioritises safety: listings are screened, details are verified where possible against URA and public records, and you can connect with registered agents who are familiar with the development.

3. Why Rent at King'S Mansion (Amber Road & D15 Rentals)

Tenants choosing between multiple Singapore condo rental options in District 15 often shortlist King'S Mansion because of its unique mix of space, location and neighbourhood charm. Here are key reasons renters consistently choose this development.

3.1 Space & Liveability

If you have viewed newer condos along the East Coast, you might have noticed that many 3-bedroom units are only 900–1,100 sq ft. At King'S Mansion, a 3-bedroom can easily be 1,600 sq ft or more, with a generous living/dining area, enclosed kitchen and sizeable bedrooms.[3][4] For tenants who entertain frequently, work from home, or need a playroom or study, this extra space can be transformative.

Locals who grew up in the East often highlight how older developments like King'S Mansion feel less cramped—stacks are more widely spaced, and there is room to breathe when you walk through the grounds. If you are coming from a landed home or a larger apartment overseas, this can ease the transition significantly.

3.2 East Coast Lifestyle & Weekend Routine

Living at King'S Mansion typically means East Coast Park becomes your extended backyard. Many residents walk or cycle via underpasses or nearby park connectors to reach the beach for morning jogs, picnics or cycling with kids. Even on weekday evenings, the ability to get to the park within 10–15 minutes feels like a luxury compared to more landlocked neighbourhoods.[3][4]

On weekends, it is common for residents to brunch at Katong cafes, shop at Parkway Parade, or explore Joo Chiat’s Peranakan shophouses. As someone who has regularly spent time in this area, the difference between a car-dependent neighbourhood and this walkable, amenity-rich stretch of Marine Parade is very noticeable: you can run many errands on foot, from picking up groceries to grabbing hawker food at Marine Parade Central.

3.3 Convenience for Families & Expats

• Schools: Several well-known primary and secondary schools, plus international school options, are within a short drive or bus ride, which is a major pull for expat families.[3][4]
• Transport: With TEL stations nearby and direct buses to the CBD, parents and teens have multiple transport options and do not need to rely solely on a car.
• Healthcare: Clinics, dentists and Parkway East Hospital are all within the broader East Coast catchment area, reassuring for families with young children or elderly members.

3.4 Value for Money vs Nearby Developments

Compared to some newer leasehold condos which charge similar monthly rent for smaller floor areas, King'S Mansion often delivers more livable space per dollar. Average rents around S$7,000 for larger units, with per-square-foot rents in the S$3–S$4 range, are competitive when benchmarked against other D15 rentals of similar size.[4][5][9] For tenants who prioritise usable internal space over the latest facility package, this is a strong value proposition.

4. Rental Prices, Value & Cost Breakdown

Understanding your total monthly cost is crucial when budgeting for a King'S Mansion rental. Homejourney encourages tenants to plan not only for base rent but also variable costs like utilities, internet, and aircon servicing.

4.1 Current Market Rates for King'S Mansion (2026)

Based on recent data, the following ranges are a practical starting point for negotiations:[5][6][9]

• 3-bedroom units: S$6,000–S$6,500 per month (approx. 1,600 sq ft, S$3.50–S$4.10 psf).
• 4-bedroom units: S$8,500–S$9,000 per month (approx. 2,300–2,700 sq ft, S$3.10–S$3.70 psf).
• Room rentals (common room): S$1,800–S$2,200 per month for ~150 sq ft, inclusive or exclusive of utilities depending on arrangement.[1][5][7][10]

These numbers are indicative and can shift with market conditions. For the most up-to-date picture, Homejourney’s Projects and Projects Directory sections aggregate URA transaction data, rental trends and project-specific insights.

4.2 Comparison with Wider D15 Rentals

District 15 is widely recognised as a premium city-fringe district with strong demand for both owner-occupation and rentals, which supports higher rents compared to some outer districts.[3][4] Public data and market coverage from sources such as The Straits Times and Business Times indicate that East Coast and Marine Parade rents have risen alongside increased interest in city-fringe living and the new TEL line.Straits Times Housing News Business Times Property

In this context, King'S Mansion offers a competitive proposition in terms of per-square-foot rent, even if headline monthly rent is substantial due to its large unit sizes. For tenants who might consider smaller units in other Districts (e.g., D28), comparing rental yields and psf values across non-landed developments—as discussed in Non-landed Housing D28 Rental Yield Analysis | Homejourney —can give additional perspective on value.

4.3 What Is Typically Included in Rent?

In Singapore, standard private condo leases (including those at King'S Mansion) usually include the following:

• Use of the unit, condo facilities and one parking lot (subject to MCST policy and landlord agreement).
• Basic appliances such as air-conditioning, fridge, washer and hob/hood.
• Minor repairs up to an agreed amount per item (e.g., S$150–S$250) often borne by the tenant; larger repairs by landlord, depending on lease clause.

Items usually not included in rent:

• Electricity, water and gas bills.
• Internet and cable/streaming subscriptions.
• Regular aircon servicing (often tenant’s responsibility unless negotiated otherwise).

To plan ahead, you can refer to Homejourney’s Aircon Services resources for typical aircon servicing costs and schedules.

4.4 Utility Cost Estimates for a King'S Mansion Rental

Actual utilities will depend on household size, aircon usage and working-from-home patterns. As a broad guideline for a family in a 3–4 bedroom condo:

• Utilities (electricity, water, gas): roughly S$200–S$400 per month for a family of 3–4, with heavier aircon use pushing it higher.
• Internet: S$30–S$60 per month for fibre broadband, depending on plan.
• Aircon servicing: S$90–S$150 every 2–3 months for multiple units, if arranged privately.

When you add these to a S$6,000–S$7,000 rent, your total monthly housing cost could be in the S$6,400–S$7,500 range for a typical 3-bedroom household, and proportionally higher for larger 4-bedroom units. Homejourney recommends building a 10–15% buffer into your budget for unforeseen expenses.

5. Facilities & Onsite Conveniences for Residents

King'S Mansion’s facilities reflect the era of its construction: focused on essentials rather than extensive resort-style offerings, but adequate for everyday living. Based on project descriptions and room-rental operators at the condo, residents can expect:[2][3][8][10]

• Swimming pool – Central pool suitable for laps and family use.
• Clubhouse – Function or social space for small gatherings (usage may be subject to booking and MCST rules).
• Carpark – Onsite parking for residents; allocation handled via MCST and landlord.
• 24-hour security – Security staff and controlled access for resident safety.[2][8][10]

Some marketing materials for coliving and room-rental operators at King'S Mansion also mention additional conveniences like on-site maintenance or cleaning services for their specific units, though these are operator-specific and not a condo-wide feature.[8][10]

5.1 BBQ, Gym, Pet Policies & Parking

As an older development, King'S Mansion may not offer a full modern gym or multiple BBQ pits like some newer condos; tenants who prioritise a full gym may prefer to join a nearby fitness club or gym in Katong. Many residents take advantage of East Coast Park for jogging, cycling or workouts instead. BBQ or function space availability depends on MCST rules and upgrades—your agent and landlord should confirm current facilities and booking procedures before you sign.

Pet policies in Singapore condos are generally governed by MCST by-laws and individual landlord preferences. If you plan to keep a dog or cat, always:

• Check with your landlord and ensure pet ownership is allowed in the tenancy agreement.
• Confirm MCST rules (e.g., leash requirements, size/number of pets, common-area restrictions).
• Ensure compliance with AVS (Animal & Veterinary Service) regulations for licensing.

Parking is typically included for at least one car per unit, but exact entitlements and visitor parking rules are set by the MCST. Clarify this at viewing if you own a car or expect frequent visitors.

6. Location, Transport & East Coast Lifestyle

King'S Mansion’s prime advantage is its location in the Amber Road/Marine Parade pocket of District 15—one of the most established and liveable residential areas in Singapore’s East.[3][4]

6.1 Commute Times to Key Areas

Actual commute times will depend on your specific block (Amber Gardens, Amber Road or Tanjong Katong Road) and whether you walk to Amber or Marine Parade MRT. As a general guide:

• CBD (Raffles Place/Tanjong Pagar): Around 20–30 minutes by car/taxi via ECP in light traffic; roughly 25–35 minutes via TEL + interchange to Downtown Line or East-West Line.
• Marina Bay/Suntec City: About 15–20 minutes by car, or 20–25 minutes by MRT or bus.
• Orchard Road: Around 20–25 minutes by car via PIE/CTE, or 30–35 minutes by MRT with a transfer.
• Changi Airport: Approximately 15–20 minutes by car via ECP, very convenient for frequent travellers.

6.2 Nearest MRT Stations & Bus Services

King'S Mansion is located close to:

• Amber MRT (TE25, Thomson-East Coast Line): Around 8–10 minutes’ walk from Amber Gardens/Amber Road blocks, slightly more from Tanjong Katong Road.[3][4]
• Marine Parade MRT (TE26): Around 8–12 minutes’ walk depending on exact stack; also served by a major bus interchange and bus stops along Marine Parade Road.[3][4]

Bus services along Marine Parade Road and Tanjong Katong Road link directly to areas like Shenton Way, Paya Lebar and Orchard. For precise routes and timings, refer to Land Transport Authority (LTA) resources or official public transport apps.

6.3 Restaurants, Cafes & Daily Necessities

Living at King'S Mansion, you are never far from food:

• Katong & Joo Chiat: A short bus ride or 15–20 minute walk to famous eateries, Peranakan restaurants and hip cafes.
• Marine Parade Central: Hawker centres, coffeeshops, bakeries and wet market cater to daily needs at more affordable prices.
• Parkway Parade & i12 Katong: Supermarkets (e.g., Cold Storage, FairPrice), pharmacies, eateries and services in air-conditioned comfort.[3][4]

For groceries, tenants typically rely on supermarkets in Parkway Parade, i12 Katong or nearby neighbourhood centres. Convenience stores and smaller grocers can also be found along Marine Parade Road and Tanjong Katong Road.

6.4 Entertainment & Recreation

Key recreational highlights near King'S Mansion include:

• East Coast Park: Cycling, jogging, rollerblading, beach activities and BBQ pits within a short walk or cycle.
• Marine Cove & Parkland Green: Family-friendly dining, playgrounds and sea views.
• Katong/Joo Chiat heritage area: Boutique shops, bars and cultural streetscapes.

The Singapore Tourism Board recognises Katong/Joo Chiat as a heritage and lifestyle district, which helps explain the vibrant mix of local and expat residents here. This blend makes King'S Mansion particularly attractive for tenants seeking both convenience and character.

7. Tenant Guide: Leases, Deposits & Move-In Tips

Renting a condo at King'S Mansion follows standard private property practices in Singapore. Homejourney encourages tenants to fully understand lease terms before committing, and to work only with Council for Estate Agencies (CEA)-registered agents.

7.1 Typical Lease Terms at King'S Mansion

• Lease length: Commonly 1 or 2 years for full-unit rentals; some landlords may consider slightly shorter or longer tenures with adjusted rent.
• Security deposit: Usually 1 month’s rent for a 1-year lease, and 2 months’ rent for a 2-year lease, in line with market practice.
• Advance rent: First month’s rent typically payable upon signing the Tenancy Agreement, alongside deposit.

For room rentals, operators may require smaller deposits (e.g., half a month to 1 month) and offer shorter minimum stays, but always review contracts thoroughly.

7.2 Diplomatic Clause & Break Clauses

Many expat tenants request a diplomatic clause in 2-year leases. A commonly used structure is:

• Diplomatic clause triggered after 12 months, allowing lease termination with 2 months’ notice if the tenant is transferred or loses employment in Singapore.
• Proof of relocation/employment termination is usually required.

Break clauses for local tenants (e.g., early termination without relocation) are less common and must be negotiated case by case. Homejourney strongly recommends clarifying these details with your agent and landlord before signing, as they affect your flexibility.

7.3 What to Check Before Signing

At King'S Mansion specifically, pay close attention to:

• Air-conditioning age & condition: Larger units may have many aircon units—check servicing records and clarify repair responsibilities.
• Water leakage & plumbing: Older buildings may be more prone to leaks; look carefully at ceilings, bathrooms and window frames.
• Renovation quality: Some units are fully modernised; others are partially upgraded or original. Inspect cabinets, flooring and electrical points.
• Noise levels: Units facing Tanjong Katong Road may experience more traffic noise; visit at different times of day.
• Furnishing list: Confirm what will remain (e.g., beds, wardrobes, white goods) and record it in the inventory.

Homejourney advises tenants to take date-stamped photos at handover and ensure both parties sign off on an inventory list. This protects both tenant and landlord and reduces disputes at the end of the lease.

7.4 Move-In Process & Practical Tips

Once your Tenancy Agreement is signed and deposit paid:

1. Apply for utilities (electricity, water, gas) to be transferred or opened in your name.
2. Arrange fibre broadband installation and router setup before move-in where possible.
3. Book the condo’s lift or move-in slots, if required by MCST (common for larger condos).
4. Schedule initial aircon servicing, particularly if units have not been used regularly.
5. Walk through the unit with landlord/agent to document condition and meter readings.

For ongoing home maintenance like aircon servicing, refer to Homejourney’s Aircon Services to understand typical service intervals and pricing. For broader financing and budgeting insights (useful if you are also considering eventual purchase), see Bank Rates and Mortgage Rates as well as Non-landed Housing Development Home Loan & Financing Guide .

8. Nearby Amenities: Schools, Healthcare, Malls & Parks

One of the key strengths of renting at King'S Mansion is the comprehensive amenity network around Amber Road and Marine Parade.

8.1 Schools Near King'S Mansion

Within the broader D15 area, there is a strong mix of local and international schools. While exact distances vary by block and URA school distance cut-offs can change annually, commonly cited nearby institutions include:[3][4]

• Tao Nan School (primary).
• Haig Boys’ Primary School.
• CHIJ (Katong) Primary.
• CHIJ Katong Convent (secondary).
• Victoria School and Victoria Junior College (slightly further but within East Coast region).

Some international or special curriculum schools are reachable within a short drive or MRT ride. Parents should always refer to the Ministry of Education (MOE) and individual school websites for up-to-date admissions, distance priority and transport details.

8.2 Healthcare Facilities

Residents of King'S Mansion have access to:

• GP clinics and dental clinics in Marine Parade Central and around Katong.
• Specialist clinics and medical centres in Parkway Parade and i12 Katong.
• Parkway East Hospital in nearby Joo Chiat/Eunos area, plus public hospitals further afield connected by expressways.

For emergencies, ambulance travel times from Marine Parade to major hospitals are generally reasonable due to ECP and nearby arterial roads.

8.3 Shopping Malls & Daily Convenience

• Parkway Parade: Full-scale mall with supermarkets, retail stores, F&B and services; a key anchor in the East Coast corridor.[3][4]
• i12 Katong:

  References

  1. Singapore Property Market Analysis 2 (2026)
  2. Singapore Property Market Analysis 3 (2026)
  3. Singapore Property Market Analysis 4 (2026)
  4. Singapore Property Market Analysis 5 (2026)
  5. Singapore Property Market Analysis 6 (2026)
  6. Singapore Property Market Analysis 9 (2026)
  7. Singapore Property Market Analysis 1 (2026)
  8. Singapore Property Market Analysis 7 (2026)
  9. Singapore Property Market Analysis 10 (2026)
  10. Singapore Property Market Analysis 8 (2026)