Amberwood: every unit is a family unit.

1. The cheapest land of any central launch coming

   Sim Lian paid $1,432 a square foot for this land in 2025. Since then, the central-region sites around it have gone for $1,491 to $1,865, so the launches built on them have to sell higher. On a 1,000 sq ft unit, the gap to Turf City alone is $193,000 of land.

   Land, per sq ft · upcoming central launches

   1. Amberwood$1,432
   2. Holland Plain, next door$1,491
   3. Turf City$1,625
   4. Zion Road$1,730
   5. Peck Hay Road$1,865

   URA tender awards, 2025 to June 2026

2. First of 8 plots, the way Zion Road started

   Holland Plain will have eight plots, and Amberwood is the first. Zion Road showed how this goes: its first plot sold for $1,325 a square foot in 2024, the third for $1,730 this June, and River Green and River Modern sold 88% and 90% of their units in between. Once a new area proves itself, the land behind you costs 30% more.

3. Want the price list and the units still available?

   Send me the price list →

4. All 212 units have 3 bedrooms or more

   There are no one- or two-bedrooms here at all, and 64 units have five bedrooms, which most launches around here don't even offer. There's a childcare centre on site with its own gate and a parking space for every unit. When you sell, you're selling to families, not competing with a thousand investors.

   212/212units with three bedrooms or more, from 872 to 1,572 sq ft

5. Methodist Girls' for 11 years, inside 1 km

   MGS is inside 1 km, and it's not only a primary school. The primary and secondary share one campus, and the primary girls carry affiliation into the secondary. A family can stay at this address from Primary 1 registration to O levels. The Holland Green Linear Park starts at the gate.

6. 7 pools and a bath house for 212 units

   A 50 m lap pool up on the hilltop, a thermal bath and an outdoor bath in the bath house, and 28 facilities across two decks. There's a function room with a hob and a fridge for about 25 people, so the next birthday doesn't happen in your living room.

   

7. Want to see the five-bedroom layouts?

   Send me the floor plans →

8. Only 2 units a floor in the Luxe blocks

   Three of the 11 blocks are just four storeys, with two apartments a floor and a private lift that opens into your own hall. One neighbour on your landing. The five-bedroom Luxe units go past 1,500 sq ft.

9. 3.18 m ceilings, and no ledges sold as space

   The living rooms have 3.18 m of clear height, with full-height glass bringing the daylight deep inside. And Amberwood comes under the newer floor-area rules, so voids and aircon ledges aren't sold to you as part of the unit. You pay for space you can stand in.

   

10. Want to visit the showflat with me?

    Book my showflat visit →

7 out of 7. For a family in District 10, this is the one I'd look at first.