$2.5M to $4.8M: Amberwood's Price Bands

212 homes in total, 70 on offer, 23 sold, and an average of $3,019 per square foot. Those are the headline figures from the opening weekend of Amberwood @ Holland, the Sim Lian Group project on Holland Plain, as reported by EdgeProp Singapore. The more telling numbers sit one level down, in how prices divide by bedroom count. Five readings follow, and a short note at the end on why they should not be borrowed for a different address.

1. 23 of 70. Buyers took 23 units over 25 and 26 September, which is 33 per cent of the first phase but only about 11 per cent of the 212 homes in the project. A third of a release and a third of a development are different statements, and the gap between the two percentages is worth keeping in view. Put another way, 47 of the 70 homes released were still available when the weekend ended.
2. $2.516 million to $3.043 million. That is the range quoted for three-bedroom homes, which averaged $2,962 psf. It is the entry tier of the project, because Amberwood has no one- or two-bedroom units at all. The top of the band sits some $527,000 above the bottom, a spread that reflects differences between individual homes within the type.
3. $3.111 million to $4.024 million. Four-bedroom homes sit here, at an average of $2,990 psf. The band overlaps the top of the three-bedroom range only slightly, so the step up in size comes with a clear step up in the cheque. The band itself is $913,000 wide.
4. $3.912 million to $4.834 million. The five-bedroom tier averaged $3,026 psf. Set the three averages side by side, 2,962, 2,990 and 3,026, and the spread from smallest to largest is just $64 psf. Most of the difference between bands comes from floor area, not from a higher rate per square foot.
5. 74, 74 and 64. Those are the counts of three-, four- and five-bedroom homes, spread over 11 blocks of four to six storeys on a 99-year leasehold site. Family-sized layouts are the whole proposition there, and the absence of smaller homes also removes any easy way to compare entry tickets with projects that do offer them.

A reader of these figures should keep one caution in mind: they describe another project on another street. The River Opus is a 99-year leasehold waterfront condominium at Kallang Close in District 12, planned for about 450 homes by a joint venture of Frasers Property and Mitsubishi Estate. Kallang MRT is roughly 390 metres away on the East-West Line and Bendemeer MRT is within walking distance. The development is still pre-launch, and neither its unit mix nor its prices have been released, so Amberwood's bands cannot be carried across. The riverfront parcel is also the first private residential site in its precinct for twelve years, which is a feature of scarcity and not of any price. What the location page does offer is the riverside setting, which is the thing no Holland Plain figure can stand in for. The site spans roughly 11,456 square metres, with a 15-metre waterfront park along the river edge and a childcare centre required to front the promenade.

Floor plans and indicative pricing will be posted on the main page once they exist. Anyone who wants them sent directly can leave details through the contact form and wait for the developer's own numbers.

General information only, not financial or legal advice.

Source: EdgeProp Singapore. This article is independent commentary; The River Opus is not affiliated with the parties mentioned.