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THE ESTA

Amber Gardens · D15 Marine Parade

CondominiumFreehold

$2,460 psf

median $psf

$4.89

median rent · psf/mo

~2.4%

gross rental yield

highest floor

400

total units

2008

TOP / completion

Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 92 URA rental contracts (last 12 mo).

/ 100

HomeVestor Investor Score

Best for: Exit liquidity + Capital growth

Watch out for: Priced above its district, Deep negative cashflow

Data confidence: High · overall risk: Moderate

Yield15

Cashflow0

Liquidity67

Growth61

Family52

Why this score? — how each sub-score is worked out

Sub-scores (0–100, higher = better) are heuristics from official data: Yield = gross rental yield across a 2.0–4.5% band; Cashflow = estimated net monthly cash (75% LTV, today’s floating rate, rented out); Liquidity = project size + sales & rental volume; Growth = URA growth-node + MRT proximity + recent price momentum; Family = a popular (oversubscribed) primary school within 1 km. The overall is their average. Risk flags (shown separately):

Priced above its district — ~66% above the D15 median $psf
Deep negative cashflow — ~$4405/mo top-up at 75% LTV

A screening heuristic, not financial advice — verify every figure and your own budget before transacting.

Investor verdict

The Esta is a freehold project in D15 Marine Parade with 2.4% gross yield, good liquidity. It sits in no designated growth node. Expect to top up ~$4,405/mo at 75% LTV.

Best suited for

Exit liquidity buyers
Capital growth buyers

Less suited for

pure rental-yield investors
buyers needing positive monthly cashflow

Key due-diligence

Confirm the exact unit stack, facing and floor — our figures are project medians.
Stress-test cashflow at +1–2% interest in the calculator below.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run $psf — since launch

Annual median $psf, 2006–2026 · source: Square Foot Research (URA caveats)

Investment calculator

Estimated cashflow, property tax & yield by unit type — owner-occupied or rented, adjust the terms below · all $ columns are per month

Simple mode assumes 75% LTV · 30-yr loan · CPF $1,840/mo · 1 buyer — switch to Advanced to change these.

Occupancy

Buyers

Loan rate % p.a.

Tap a preset — or type your own rate

LTV?

Loan tenure

CPF OA $ / mo?

Unit	Size	Est. price	Rent	Instalment	CPF OA	Prop. tax?	Maint.	Net cash	Yield

Stress test

Monthly net cash for the representative unit — . Colour bands: green ≥ $0 · amber −$800 to $0 · red below −$800.

How is this worked out? — assumptions, property tax, CPF & maintenance

Est. priceProject median $psf × the typical size for that bedroom type.

RentMedian URA rental contract for that bedroom type.

InstalmentPrincipal + interest at the LTV, interest rate and loan tenure you pick.

Property taxIRAS 2025/26 residential rates on the property’s Annual Value — owner-occupied is lower (0% on the first $12k, then 4–32%); rented out / non-owner-occupier is higher (12–36%). We estimate AV at ~80% of the gross rent, because IRAS excludes furniture, furnishings and maintenance fees, so the real AV sits below the rent you collect. Check the exact figure with the IRAS Annual Value tool or tax-rate table.

Net cashRented out: rent − cash instalment − tax (before maintenance, insurance, income tax on rent and vacancy). Owner-occupied: no rent, so it’s −(cash instalment + tax) — your monthly holding cost.

CPF OAYour CPF Ordinary Account can pay part of the instalment, which lifts your monthly cash position (it’s still your own savings funding the loan, not extra profit). The $1,840 / month per buyer default is the normal monthly OA contribution (23% of the $8,000 2026 wage ceiling). If you have savings already sitting in your OA, you can put in more — up to the full instalment — so just type the amount you’ll actually draw into the CPF OA box.

Loan rateTap the Floating or Fixed preset, or type your own exact rate into the box.

Maintenance (MCST)An estimate (~$0.72–$1.00 psf/month by region) — Singapore has no central per-project MCST fee dataset, so confirm the real figure with the managing agent.

Tip: CPF OA is capped at the instalment — once it covers the whole instalment, your cash outlay is $0, and changing LTV or tenure just moves how much CPF you draw, not your net cash. Set CPF lower to see the full effect of the loan terms.

For educational purposes only — not financial advice.

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Profit & ROI projection

Buy to rent out, hold, then sell — estimated total profit and annualised return by unit type. Reuses the loan terms above, plus capital growth & your holding period · $ figures are for the whole holding period

Capital growth % / yr

Default 2% — type higher or lower

Holding years

yrs

Default 4 — the SSD period (sell after = 0% SSD)

Your buyer profile (ABSD)?

Unit	Est. price	Cash in?	Rental (4y)	Appreciation (4y)?	Total profit	Ann. ROI

How is this worked out? — leverage, stamp duties & SSD

Cash inYour upfront equity: down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile. Uses the LTV, rate & tenure set in the calculator above.

RentalRent over the holding period minus loan interest, property tax and maintenance (rented-out rates). Loan principal isn’t counted as a cost — it builds equity you get back at sale.

AppreciationSale price = today’s price compounded at your growth rate, minus ~1% selling cost and any Seller’s Stamp Duty. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years and 0% after 4 years — hence the 4-year default.

Total profit & ROIRental + appreciation, minus the upfront BSD & ABSD. Ann. ROI = the compound annual return on your cash-in over the holding period.

Stamp dutiesBSD marginal tiers 1–6% (from 15 Feb 2023). ABSD (Singapore Citizen): 0% first home, 20% second, 30% third+; 60% for foreigners — pick your profile above.

Note: a leveraged buy-to-let estimate. If rent doesn’t cover the monthly instalment (see the cashflow table above), you top up cash monthly — those top-ups aren’t added to the cash-in base, so treat ROI as indicative. Excludes rental income tax, vacancy and renovation.

For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

1 – 2 km

#16 Kong Hwa School 1651 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

About this project

Project Name	THE ESTA
Street Name	Amber Gardens
Property Type	Condominium
Tenure	Freehold
District / Planning Area	D15 / Marine Parade
Completion	2008
Number of units	400 units
Highest floor in the project	21
Developer	RICHDEAL PTE LTD
Land Area (sqm)	17,241
Master Plan Plot Ratio	2.8

All transactions (62)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

Unit searche.g. 20-07 · 20- = storey 20 · -07 = stack 07

Size
(sqft)–both optional

Date ↕	Address ↕	Size (sqft) ↕	$psf ↕	Price ↕

Show

Rental transactions (448)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

BedroomsURA records the size band & bedroom count, not the unit number.

Lease date ↕	Size (sqft) ↕	Beds ↕	Monthly rent ↕	$psf/mo ↕

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