• Vivian Chong

District 15 - Meyer Road & Amber Road. Where Should I Invest?

Updated: 16 hours ago

Lots of good news this week!

The first piece of good news: Phase 2 of the reopening of Singapore's economy happening this Friday! Physical viewings will be allowed under this phase! Yay!

The second piece of good news: Singapore's property market sprang back to life as we see a surprising increase in new home sales last month! This is despite the "unprecedented" levels of uncertainties in our economy and the Circuit Breaker measures.

It's still a long way ahead as Singapore head into a recession. But as mentioned in my article "Why Singapore Property Market Remains Resilient Through COVID-19", the fundamentals of Singapore's property market is very different as compared to previous crisis.

We are more resilient due to the cooling measures Government took before the crisis to prevent speculation and encourage prudence when investing in property. Coupled with the support measures to support individuals and SME to tide over COVID-19, Singapore's property market will remain strong during the crisis.

Enough of the good news :)

Today in this article, I am diving deep into my home ground District 15, specifically in Meyer Road and Amber Road areas. Meyer Road and Amber Road are the prime residential areas of District 15. Both are classified under the Rest of Central Region (RCR) and offer freehold properties.

I will touch on the resale market as well as the new home sales. What are the average prices transacted here over the past 12 months? For new home sales, prices are hitting $2,500psf. Are they worth the buy? Properties in District 15, are they good investments? What is the potential upside for properties in Meyer Road and Amber Road area?

Location Scan

District 15

District 15 includes Tanjong Rhu, Meyer Road, Amber Road, Katong, Marine Parade, Joo Chiat and area around East Coast. A large proportion of the district is zoned for residential development.

There are both freehold and leasehold properties here, Generally, the residential properties in Tanjong Rhu and Marine Parade are 99 years leasehold (except for a few like Waterside and Parkshore in Tg Rhu which is freehold status).

Properties in Meyer Road, Amber Road, Katong, Joo Chiat and East Coast are generally freehold (except The Shore where the developer, Far East has decided to sell the property at 103 years leasehold instead of freehold).

Meyer Road and Amber Road Areas

When you look at the map, Meyer Road and Amber Road neighborhoods are next to each other, separated only by Tanjong Katong Road. However, if you make a trip down, you will notice these two neighborhoods give off totally different vibes, appealing to different groups of people.

Meyer Road area is a quiet neighborhood. A large part of the area is zoned as landed housing, with even a segment of it zoned only for bungalows. High rise condos lined in front of the highway and form a "wall" between the sea and the landed housing. It is relaxing to take a walk around the neighborhood and enjoy the lush greenery and tranquil environment.

On the other hand, there is a high density of developments in the Amber Road area. You will find a few big condos here with hundreds of units each, and many boutique condos with fewer units. There are plenty of amenities within walking distance - eateries, pubs, shopping malls etc. There is a lot of vibrancy in the Amber Road area. As a result, cars and human traffic are also much higher as compared to the Meyer Road area.

What Is The Average Price Here?

District 15

Average Sales Price In District 15 (Source: OrangeTee & Tie Research Consultancy)

From the chart above, we can see the properties in District 15 are transacting at an average price of $1,585psf, an increased from the 10 years average price of $1,314psf.

Let's zoom into the Meyer Road and Amber Road areas to see what is the average sales price of properties there.

Meyer Road

It is very interesting when we look at the age of the major condominiums on Meyer Road. Broadly speaking, we can classify them into 3 eras of condos:

Built Between 1970 to 1985

  • Peach Garden (TOP 1975)

  • Hawaii Tower (TOP 1984)

  • Meyer Park (TOP 1985)

Built Between 1986 to 2000

  • The Sovereign (TOP 1993)

  • The Atria @ Meyer (TOP 1996)

  • The Makena (TOP 1998)

Built Between 2001 to 2015

  • The Belvedere (TOP 2007)

  • The Seafront on Meyer (TOP 2010)

  • Aalto (TOP 2010)

  • The Meyerise (TOP 2014)

Average Price For Condominiums On Meyer Road (Based On Transactions For Past 12 Months)

Looking at the chart above, it is easy to see that the newer the condos, the higher the PSF price. However, do note that the older condos like Peach Garden, Hawaii Tower and Meyer Park have very spacious units so it is natural that their PSF price is lower too.

In short, we can summarize that the average price of the oldest era of condo hovers around $1450psf. Those built in the 1990s are going at around $1550psf and the newer batch of condos are transacting at between $1700 to $1950psf. The Meyerise, being the newest resale condo on Meyer Road is transacting at around $2100psf.

Amber Road

Amber Road area is much denser than Meyer Road. The developments in Amber Road areas consist mainly of these 2 types: Large land parcels with a big number of units, and smaller land parcels with high rise condo.

Large land parcels with a big number of units are popular with families. Condos like One Amber, The Esta, and The Sea View have more than 400 units each. The average unit size is also bigger with more 3 and 4 bedders type. Facilities like swimming pool, gyms and function rooms are more families-oriented. Maintenance fees are also normally lower as there are more units.

Let's take a look at the price of these condos over the past 12 months:

  • The Seaview (TOP 2008)

  • The Esta (TOP 2008)

  • One Amber (TOP 2010)

From the chart above, we can summarize that the bigger developments in the Amber Road areas are transacting at an average $1700 to $1800psf.

Smaller land parcels with high rise condo can commonly be found in the Amber Road areas. These developments consist mainly of the smaller units and are targeted more at singles or couples with no kids.

Let's check out the price of the below developments to see if the size of developments affects the price.

  • Aristo @ Amber (TOP 2013)

  • 16 @ Amber (TOP 2014)

  • The Cape (TOP 2014)

Average Price For Smaller Developments On Amber Road (Based On Transactions For Past 12 Months)

From the chart above, we can see that the prices of these smaller developments are transacting at around $1560 to $1710psf. Prices of smaller developments tend to be lower than the larger ones due to the lack of bigger facilities. Also note that the above-mentioned projects are newer as compared to the bigger developments in the Amber area.

How Is The Sales Volume in District 15

According to an article by Edgeprop, District 15 is one of the Top 5 most-searched districts by property buyers. Let's look into the past sales volume here, and compare it against 2 other popular districts, District 9 and 10.

Sales Volume In District 15 (Source: OrangeTee & Tie Research Consultancy)

By looking at the chart, we can see that the sales volume in District 15 for the past 12 months is consistently higher than the average monthly sales volume in Singapore (except for May 2020 due to the Circuit Breaker measures). The overall average sales for the past 10 years is 1,780 units per year.

Next, let's compare the sales volume here against District 9 and 10.

Sales Volume In District 9 (Source: OrangeTee & Tie Research Consultancy)
Sales Volume In District 10 (Source: OrangeTee & Tie Research Consultancy)

Not surprisingly, the sales volume in District 9 and 10 is consistently higher than the average of all districts. Do also note that the overall average sales are 1,138 units per year for D9 and 1,291 units per year for D10. This is between 27% to 36% lower than the sales volume in D15!

Properties in D15 are constantly in demand.

Accessible to MRT In 2023

There are no MRT lines running in District 15 currently. The nearest MRT station to the East Coast area is Paya Lebar, Eunos and Kembangan stations on the East-West Line or Mountbatten and Stadium stations on the Circle Line.

However, with the Thomson-East Coast Line (TEL) ready in 2023, there will be 6 stations serving the residents in D15. Theses stations are Tanjong Rhu, Katong Park, Tanjong Katong, Marine Parade, Marine Terrace and Siglap stations.

There will be 6 MRT stations serving the East Coast area by 2023.

Condos in Meyer Road is accessible to 2 MRT stations - namely Katong Park MRT and Tanjong Katong MRT.

Amber area is served by Tanjong Katong MRT.

TEL is an important MRT line as it leads all the way to Woodlands (with the possibility that the line might be extended to Malaysia) on one end and Changi Airport on the other end. It takes only 6 to 7 MRT stops from Meyer Road and Amber Road areas to reach Marina Bay.

Let's take a pause now and think about this question:

How many freehold properties in Singapore can we find that is within minutes walk to the MRT station?

En-bloc Potential

Developments in the Meyer Road area typically sit on a larger land parcel. Many of them are built in the older eras and their land is under-utilized. Condos like Hawaii Tower, Meyer Park and The Sovereign have huge development potential.

Hawaii Tower is sitting on a land size of 17,869sqm, with currently 135 units in the development. Compare this to The Seafront on Meyer, which has only a slightly bigger land size at 18,684sqm but has a total of 327 units.

Meyer Park has a land size of 8,981sqm, with a total of 60 units now. Compare this to The Belvedere, which has a smaller land size of 7,551sqm but has 167 units.

Lastly, look at The Sovereign. This development has a land size of 13,370sqm and only 87 units. Compare this to The Meyerise, the newest condo on Meyer Road. The Meyerise has a smaller land size of 10,613sqm but 239 units.

The en-bloc potential on Meyer Road is huge.

There are also a couple of developments that are under-developed in the Amber area.

Kings Mansion was built in 1982. It has a land size of 16,419sqm with 196 units in it. At a plot ratio of 2.8, there is a huge potential for redevelopment.

Amber Point was built in 1991. It has a land size of 8,168sqm with 100 units. The units are all above 1600sf. There is potential for redevelopment too.

How can property investors capitalize on this?

There are 2 ways to capitalize on this.

Firstly, investors can invest in an older property with en-bloc potential. This is because properties that were en-bloc successfully will fetch a higher market price than if it is listed in the market.

Secondly, investors can purchase a unit in the area where there are developments with en-bloc potential. This is because when these developments are en-bloc successfully, the prices of the new development will in turn bring up the prices of surrounding properties.

New Launches In Meyer Road And Amber Road

There are currently a few new launches in the Meyer Road and Amber Road areas:

  • Meyer Mansion

  • One Meyer

  • Meyer House

  • Amber Park

  • Coastline Residences

  • Nyon

  • Amber 45

The prices of these new launches average between $2100 to $2800.

Are the prices of these new launches too high? What is the supply of new launches in D15? As an investor, what is the upside of buying these properties?

I will discuss in details on these projects in my next article.


District 15 has always been a highly sought-after district. It is home to many generations. Many East Coast dwellers are hardcore Eastlanders and will not move to any other parts of Singapore.

Properties in D15 are also favored by many tenants. It is only a 10 minutes drive both to the CBD and Changi Airport. With the TEL MRT ready in 2023, it will appeal to tenant more.

As a home for own-stay or property to be rented for passive income, D15 properties appeal to both. That's why this district has always been highly searched by property buyers.

If you are interested to explore investing in a property, or need further opinions on which one makes a good investment. Do make an appointment and let's share our opinions :)

Make An Appointment Here

Related Readings

1) Save On Additional Buyer's Stamp Duty (ABSD) Using Decoupling & Part-Purchase

2) Impact of Crisis on Real Estate Market

About The Author

Vivian is a highly experienced real estate agent who has been in the industry for 18 years.

Over the years, she has transacted numerous property deals including HDB and private properties. She is well-versed in policies and regulations involving the sale and purchase of residential properties. She has also handled many transactions involving complicated situations like contra, divorce, administration/probate cases, and decoupling / part-share purchase.

Vivian is also a mother to 2 boys. Being a real estate mom allows her to spend more time with her children as they were growing up. Both boys are avid footballers representing their schools and clubs. She loves watching their games and hardly misses a game whenever they play.

Vivian is an active real estate salesperson and team leader. Call her at 98577714 for your real estate matters, or if you are looking to join the real estate industry.

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