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Home/District 15 - East Coast, Marine Parade/THE ESTA

THE ESTA

District 15RCRFreeholdPropertyGuru

Project Details

Address
AMBER GARDENS
Property Type
Condominium
Total Units
400
Est. TOP
2008
Developer
Richdeal Ptd Ltd
Tenure
Freehold
Price by Bedroom (median, 3yr)
2-Bed
$2,520,000
9 txns
3-Bed
$3,218,888
15 txns
4-Bed
$3,628,000
4 txns
Median PSF (3yr)
$2369
28 transactions
Normalized PSF
$2,365
Raw $2,369 · Bala Freehold
vs new D15 launches
-12.7%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 15 - East Coast, Marine Parade ->

Investment Signals

Tanjong Katong Primary (373m)T3Tao Nan School (1.3km)T2Kong Hwa School (1.7km)T3High supply: 3,151 units within 2kmTanjong Katong MRT (417m)Marine Parade MRT (549m)
Last 3 years
  • THE ESTARCR
    Apr 2026 · D15 · 3-Bed · 1,313 sqft · fl 11-15
    $3,370,000
    $2,566 psf
    $2,566 norm
    Resale
  • THE ESTARCR
    Mar 2026 · D15 · 3-Bed · 1,475 sqft · fl 01-05
    $3,560,000
    $2,414 psf
    $2,414 norm
    Resale
  • THE ESTARCR
    Feb 2026 · D15 · 3-Bed · 1,345 sqft · fl 16-20
    $3,488,888
    $2,593 psf
    $2,593 norm
    Resale
  • THE ESTARCR
    Feb 2026 · D15 · 2-Bed · 1,001 sqft · fl 16-20
    $2,520,000
    $2,517 psf
    $2,517 norm
    Resale
  • THE ESTARCR
    Dec 2025 · D15 · 2-Bed · 1,173 sqft · fl 01-05
    $2,780,000
    $2,369 psf
    $2,369 norm
    Resale
  • THE ESTARCR
    Nov 2025 · D15 · 3-Bed · 1,345 sqft · fl 06-10
    $3,400,000
    $2,527 psf
    $2,527 norm
    Resale
  • THE ESTARCR
    Oct 2025 · D15 · 2-Bed · 1,130 sqft · fl 11-15
    $2,800,000
    $2,477 psf
    $2,477 norm
    Resale
  • THE ESTARCR
    Oct 2025 · D15 · 2-Bed · 1,001 sqft · fl 11-15
    $2,400,000
    $2,398 psf
    $2,398 norm
    Resale
  • THE ESTARCR
    Sep 2025 · D15 · 2-Bed · 1,173 sqft · fl 11-15
    $2,830,000
    $2,412 psf
    $2,412 norm
    Resale
  • THE ESTARCR
    Jul 2025 · D15 · 3-Bed · 1,313 sqft · fl 01-05
    $3,187,800
    $2,428 psf
    $2,428 norm
    Resale
  • THE ESTARCR
    Apr 2025 · D15 · 3-Bed · 1,313 sqft · fl 16-20
    $3,260,000
    $2,482 psf
    $2,482 norm
    Resale
  • THE ESTARCR
    Apr 2025 · D15 · 3-Bed · 1,345 sqft · fl 16-20
    $3,300,000
    $2,453 psf
    $2,453 norm
    Resale
  • THE ESTARCR
    Apr 2025 · D15 · 3-Bed · 1,313 sqft · fl 01-05
    $3,218,888
    $2,451 psf
    $2,451 norm
    Resale
  • THE ESTARCR
    Mar 2025 · D15 · 2-Bed · 1,173 sqft · fl 06-10
    $2,770,000
    $2,361 psf
    $2,361 norm
    Resale
  • THE ESTARCR
    Mar 2025 · D15 · 3-Bed · 1,313 sqft · fl 01-05
    $3,050,000
    $2,323 psf
    $2,323 norm
    Resale
  • THE ESTARCR
    Mar 2025 · D15 · 3-Bed · 1,475 sqft · fl 16-20
    $3,460,000
    $2,346 psf
    $2,346 norm
    Resale
  • THE ESTARCR
    Feb 2025 · D15 · 4-Bed · 1,561 sqft · fl 16-20
    $3,618,888
    $2,319 psf
    $2,319 norm
    Resale
  • THE ESTARCR
    Feb 2025 · D15 · 2-Bed · 1,001 sqft · fl 06-10
    $2,380,000
    $2,378 psf
    $2,378 norm
    Resale
  • THE ESTARCR
    Oct 2024 · D15 · 4-Bed · 1,593 sqft · fl 06-10
    $3,628,000
    $2,277 psf
    $2,277 norm
    Resale
  • THE ESTARCR
    Oct 2024 · D15 · 2-Bed · 1,141 sqft · fl 01-05
    $2,200,000
    $1,928 psf
    $1,928 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE ESTA15RCR311-151,313$3,370,000$2,566$2,566Apr 2026Resale
THE ESTA15RCR301-051,475$3,560,000$2,414$2,414Mar 2026Resale
THE ESTA15RCR316-201,345$3,488,888$2,593$2,593Feb 2026Resale
THE ESTA15RCR216-201,001$2,520,000$2,517$2,517Feb 2026Resale
THE ESTA15RCR201-051,173$2,780,000$2,369$2,369Dec 2025Resale
THE ESTA15RCR306-101,345$3,400,000$2,527$2,527Nov 2025Resale
THE ESTA15RCR211-151,130$2,800,000$2,477$2,477Oct 2025Resale
THE ESTA15RCR211-151,001$2,400,000$2,398$2,398Oct 2025Resale
THE ESTA15RCR211-151,173$2,830,000$2,412$2,412Sep 2025Resale
THE ESTA15RCR301-051,313$3,187,800$2,428$2,428Jul 2025Resale
THE ESTA15RCR316-201,313$3,260,000$2,482$2,482Apr 2025Resale
THE ESTA15RCR316-201,345$3,300,000$2,453$2,453Apr 2025Resale
THE ESTA15RCR301-051,313$3,218,888$2,451$2,451Apr 2025Resale
THE ESTA15RCR206-101,173$2,770,000$2,361$2,361Mar 2025Resale
THE ESTA15RCR301-051,313$3,050,000$2,323$2,323Mar 2025Resale
THE ESTA15RCR316-201,475$3,460,000$2,346$2,346Mar 2025Resale
THE ESTA15RCR416-201,561$3,618,888$2,319$2,319Feb 2025Resale
THE ESTA15RCR206-101,001$2,380,000$2,378$2,378Feb 2025Resale
THE ESTA15RCR406-101,593$3,628,000$2,277$2,277Oct 2024Resale
THE ESTA15RCR201-051,141$2,200,000$1,928$1,928Oct 2024Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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