Amber Park – condo review

Being on the developer’s sales team, I visited the showflat before its upcoming launch on 27 Apr 2019.   Amber Park is developed jointly by CDL and Hong Leong group, while the architect cum landscape consultant is the award-winning Chan Soo Khian of SCDA.

The showflat is located along Tanjong Rhu Road – diagonally opposite Singapore Swimming Club and beside the Tanjong Rhu Substation.   The actual site is of course along Amber Gardens, with another frontage at Amber Road.  It is just 3 minutes walk to the upcoming Tanjong Katong MRT station of the Thomson-East Coast Line (which will be completed in 2023 about the same time as the expected TOP of Amber Park).

This freehold project will compete with 4 other new freehold condo launches in the same Amber Rd vicinity – Amber Skye, Amber 45, Nyon @ 16 Amber Rd and Coastline Residences @ 9 Amber Rd.

Why are developers so bullish about the Amber Road area?

Firstly, the Amber Road area is one of the most sought-after precincts in D15, and it is at the heart of the East Coast / Katong district, with exceptional connectivity and convenience.

Secondly, the Thomson-East Coast Line is expected to boost the prices of properties along the East Coast, as residents along this stretch will now be a few MRT stops away from Marina Bay and the CBD.   Note that while Amber Skye is already completed, the other 4 new launches will be completed around the same time as the Thomson-East Coast Line.  Expect a double boost to the prices of these 4 launches in 2023.

Finally, the Amber Road area is very close to Parkway Parade mall, where an underground pedestrian shopping mall will be built to connect the upcoming Marine Parade and Marine Terrace stations.  Expected completion date?   2023 too.

Among the 5 new condo launches, Amber Park stands out for its site area (214,000sf) as compared to the smaller plot sizes of the other 4.   Its architecture will also be quite imposing — a signature feature of Amber Park is The Stratosphere at Level 22 – a rooftop recreational deck, 235m above sea level that connects the three towers together and boost a 600m jogging track, gourmet kitchen, gymnasium among others.   Expect the Stratosphere to be lighted up at night, which will make Amber Park the icon of the East.

As background, the original Amber Park, a 200-unit development, was sold via a collective sale to a JV between a CDL subsidiary and Hong Realty, the private real estate arm of Hong Leong Group. This was the fourth en bloc attempt by the property, which was originally built by CDL. The sale price of S$906.7 million reflects a land rate of about S$1,515 per square foot (psf) per plot ratio.   Break-even selling price is projected to be about $2,000 to $2,100psf.

The new Amber Park will have 592 units spread over 3 towers of 22 storeys each.  Most of the units will have sea view or city view (overlooking the low-rise landed properties).  Facilities and amenities will be on the ground level (where there will be a large Lagoon Bay to bring the feel of the East Coast to Amber Park) as well as on the Stratosphere.

Units come in a variety of sizes to suit all family sizes:  1 bedroom (463-549sf), 2 bedroom (678-883sf), 3 bedroom (947-1270sf), 4 bedroom (1302-1798sf), 5 bedroom (2045-2336sf), and penthouse (4392-5005sf).   The units are very well-proportioned, functional, bright and nicely adorned with good finishing, and all bedrooms can fit at least a queen-size bed.

In the Sales Gallery at Tanjong Rhu Road, there are 3 showflats:  2 bedroom + study, 3 bedroom and 5 bedroom.   No showflats are available for 1 bedroom and 4 bedroom.   Pls see below for the typical floor plan layouts.

Among the 5 new condo launches in the Amber Road vicinity, Amber Park may stand out as the Jewel of the East.   It may not be on the same scale as Jewel of Changi Airport, but among residential condos, it may capture the hearts of many who aspire to a lifestyle that is a mix of sea, sun and sand …..  And you will not find this mix at other Jewel…..

3fe8192_page-0017

3fe8192_page-0019

3fe8192_page-0020

3fe8192_page-0021

3fe8192_page-0023