The Sea View is Wheelock Properties’ freehold estate on Amber Road, five blocks of 22 storeys holding 546 homes, and it is the largest freehold development on the stretch. It sits on 35,086 sqm of land, roughly 377,700 sqft, at a 2.1 plot ratio, which works out to about 64 sqm of site for every apartment. That is what buys the lawns, the mature palms and the space between the blocks, and from the upper floors it buys an outlook over East Coast Park to the water.
The Sea View’s station walk is honest rather than short. Tanjong Katong (TE25) is about 600m away, real distance from the blocks at the far end of the site, and Marine Parade (TE26) sits inside the kilometre too, with Marine Terrace (TE27), Dakota (CC8) and Katong Park (TE24) inside 2km. Residents who once relied on buses to Paya Lebar now have a direct run into the city core; our review of how the Thomson-East Coast Line rewired east coast property covers what that did to values along the alignment. Check doorstep-to-desk timing at your own hours, and the URA Master Plan lists what is still coming to Marine Parade.
Two of the east’s strongest primary names sit in the ballot radius. Tanjong Katong Primary School and Tao Nan School both fall within 1km, the distance that settles priority once a phase of P1 registration is balloted, though Tao Nan is borderline on the 1km line, so confirm before balloting. Ngee Ann Primary, Kong Hwa, Haig Girls’ and CHIJ (Katong) Primary sit in the 1km to 2km ring; Broadrick, Tanjong Katong Secondary and Chung Cheng High (Main) handle the secondary years, with EtonHouse International on the international pathway. On a site this large a far block can land on the other side of the line, so measure from the block itself before you rely on it; our 2026 Primary One registration guide runs through each phase in turn.
The Sea View’s formats are substantial and built for rooms. Three-bedroom apartments run 1,216 to 2,196 sqft, the four-bedroom tier 1,518 to 2,753 sqft and the five-bedroom tier 2,809 to 2,928 sqft, with a single 560 sqft one-bedroom alone at the bottom. Carpark provisioning is 546 lots against 546 homes, which matters at a quantum level where two-car households are common.
Tenure is freehold, and on this stretch that is the point of paying up: no remaining-lease arithmetic, no decay discount at year sixty, no refinancing question at the far end of a long hold. Our 99-year versus freehold guide sets out where that difference actually shows up in money, and our Amber Road condo guide explains how the pocket’s estates differ on exactly this axis. What it all costs is below.
| UNIT TYPE | TOTAL | SIZES |
|---|---|---|
| 1 Bedroom | 560 | |
| 3 Bedroom | 1,216 - 2,196 | |
| 4 Bedroom | 1,518 - 2,753 | |
| 5 Bedroom | 2,809 - 2,928 | |
| Overall | 546 | 560 - 2,928 |
The Sea View sells land and permanence rather than freshness. It is one of only three developments in the whole Amber subzone above 500 homes, it holds more site area per apartment than anything else on the street, and its title never expires. Agents in this pocket price other freehold stock against it, which is a useful position to be selling from. Read on for the numbers, the formats, the land arithmetic and the household this genuinely suits.
As of July 2026, the full caveat record spans $1,798 to $2,878 psf with a median of about $2,448 across 49 transactions since 2021. Narrow to the last twelve months and thirteen transactions cleared $2,425 to $2,878 psf on a median near $2,796 psf. The gap between those two medians is the price trend since the Thomson-East Coast Line opened, stated in one line.
Structurally, 13 of the 17 neighbouring estates we track trade cheaper on average, which places this one near the district’s premium end. The Esta is the closest like-for-like, 400 freehold units completed in the same year a few hundred metres away. One Amber, 562 freehold homes from 2010, is the newer large freehold alternative, Haig Court adds 360 from 2004 and The Makena extends the freehold field with 504 units from 1998. On leasehold, Silversea is the seafront comparison with 383 units from 2014, The Shore Residences offers 408 dating to 2014 as well, and Cote D’Azur 612 from 2004. The newer freehold option is Amber 45, the 139-unit UOL tower from 2020, which trades above The Sea View on psf while offering a fraction of the grounds. District 15’s price posts run from about $1,099 psf at Sanctuary Green to about $3,273 psf at Amber House.
Views are the variable inside the band. Not every stack looks over the park to the water, which is why facing decides price here more than in most estates, and our guide to what a sea view is really worth puts numbers on the premium buyers pay for it across the east coast. One technical note when you compare outward: The Sea View was built before GFA harmonisation, so its strata figures still count aircon ledges that today’s rulebook leaves out. Our Q2 2026 property market review puts the national picture around all of it.
Working out what a sea-facing stack is worth against an inland one? That single question moves more money here than the choice between projects. Send us the stack and we will run the comparables with you, honest advice, no pressure. WhatsApp us.
Here is The Sea View floor plan ladder as our records hold it. One-bedroom at 560 sqft. Three-bedroom from 1,216 to 2,196 sqft. Four-bedroom from 1,518 to 2,753 sqft. Five-bedroom from 2,809 to 2,928 sqft. An honest caveat before you use those numbers: our records show no two-bedroom stock at all and do not fully reconcile against the 546-unit total, so confirm the exact mix and the specific stack with us before you offer. We would rather flag a gap than paper over it.
Price the ladder at the twelve-month median of about $2,796 psf and it comes out like this. The 560 sqft one-bedroom lands near $1.57m. The 1,216 sqft three-bedroom sits close to $3.4m, with the 2,196 sqft format around $6.14m. The four-bedroom tier runs from roughly $4.24m at 1,518 sqft to about $7.7m at 2,753 sqft, and the five-bedroom tier from about $7.85m to $8.19m. Those are arithmetic on the caveat record, not quotes.
The actual prints anchor it. A 1,216 sqft three-bedroom cleared $3.5m at $2,878 psf in July 2026 and a 527 sqft one-bedroom went at $2,448 psf in the same month. A 1,647 sqft four-bedroom transacted at $2,854 psf in October 2025, and a 2,809 sqft penthouse format at $1,958 psf back in August 2021. On the FAQ arithmetic, one-bedroom entry sits from about $1.33m and three-bedroom entry from about $3.18m.
At roughly eighteen years, original interiors need genuine renovation budgets, and the same stack can trade over $100 psf apart on condition alone, so put the renovation into the offer rather than after it. Walk the common areas, because sinking-fund health shows there first; our guide to what condo maintenance fees pay for explains what the accounts should look like. Inside the gate the setting stays low-key: a lap pool, lawns with mature palms and towers rising above the tree canopy.
Amber is a subzone of 3,683 private homes in 20 developments, most of it built on small parcels. Only three developments in the pocket hold more than 500 units, and this estate’s 35,086 sqm site is the reason it feels different from the towers around it. One site is building, Amber House at 105 units for 2028, so no fresh estate of comparable land is coming.
Marine Parade as a whole carries 14,044 private homes in 159 developments, only 5,093 of them across 28 projects from 2016 or later. Scheduled after 2026: 105 homes at Amber House, 226 at Meyer Blue for 2027 and 846 at Emerald of Katong for 2028, all of them smaller-format products aimed at a different buyer.
Demand comes from close to home. Marine Parade’s 59 HDB blocks hold 7,855 flats, and 3,482 of them are 4-room, 5-room or executive. An upgrader selling one of those flats and wanting 1,500 sqft or more on freehold land inside the school radius has very few addresses to choose from, and this is one of them.
Liquidity is the check to run. 49 caveats since August 2021, spread as eight, six, nine, ten, thirteen and three by July 2026, is roughly ten sales a year out of 546 homes, a turnover rate under 2 percent annually. Owners hold, so expect to wait for the right stack rather than choose from a shelf. Scale cuts the other way at exit, since several owners can list in the same quarter, though the low turnover keeps that pressure mild.
The broader case is the district itself. District 15 counts 453 condominiums and about 34,126 private homes, only fifty of them under ten years old, so The Sea View competes on tenure, size and position rather than freshness. Our District 15 freehold guide sets out why that trade holds up better here than in most districts.
The Sea View suits families who want freehold, schools and scale in Katong in one address, multi-generational households that need 1,500 sqft and up, and long-hold buyers who do not want a lease clock in the background. East Coast Park Zones B and C are a short walk with the coastal cycling route running both ways, and Katong V, Parkway Parade and the Marine Parade and Dunman food centres cover the everyday.
Renters read it from the other side. Large freehold formats with a pool, lawns and a sea outlook from the upper floors is family stock rather than expatriate-single stock. Landlords let to households on multi-year terms and accept average yields near 2.4 percent in exchange for stability, the quantum being the reason rather than weak rents. Underwrite the real unit rather than an estate average, using our rental yields guide.
Fit runs the other way too. If a seafront position matters more than the title, Silversea sits on the seaward side of Marine Parade Road on a 99-year lease. If you want like-for-like freehold in the same pocket at a smaller land footprint, The Esta and One Amber are the useful companions. And original units here need renovation budgets, the large formats mean high quantums and thinner buyer pools at the top of the range, and our unit-mix records carry a gap you should close with us before offering.
Thinking about The Sea View? Its spread against The Esta, freehold for freehold, same completion year, is the cleanest comparison on the street and worth running before you offer. Tell us the stack and we will check the facing and the last comparable sale, then say honestly what we think it should cost. WhatsApp us.
The Sea View has 5 blocks of 22 storeys.
The Sea View rises 22 storeys across 5 blocks.
The Sea View has 546 residential units.
The Sea View offers 1 Bedroom (560 sqft), 3 Bedroom (1,216 to 2,196 sqft), 4 Bedroom (1,518 to 2,753 sqft), 5 Bedroom (2,809 to 2,928 sqft).
The floor plans we hold for The Sea View are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
The Sea View sits on a site of about 35,086 sqm (roughly 377,700 sqft).
The Sea View is a freehold development.
Yes, The Sea View is freehold.
The Sea View is developed by Wheelock Properties (Singapore).
The Sea View is at 29 Amber Road, Singapore 439942 – about 600m from Tanjong Katong MRT (TE25).
The Sea View is in District 15 (Katong, Joo Chiat, Amber Road), in the Rest of Central Region (RCR).
The nearest MRT is Tanjong Katong (TE25), about 600m away. Marine Parade (TE26) is also within 1km.
Schools within 1km of The Sea View: Tanjong Katong Primary School, Tao Nan School.
Primary schools within 2km of The Sea View: Tanjong Katong Primary School, Tao Nan School, CHIJ (Katong) Primary, Haig Girls’ School, Kong Hwa School and Ngee Ann Primary School. Of these, Tanjong Katong Primary School and Tao Nan School fall inside the 1km P1 registration radius. Secondary options nearby include Tanjong Katong Secondary School, Chung Cheng High School (Main) and Broadrick Secondary School.
Shopping malls within about 2km of The Sea View include Katong V, Katong Shopping Centre, Roxy Square, Odeon Katong Shopping Complex, Katong Plaza and Parkway Parade.
Yes – parks within about 2km of The Sea View include Road Safety Community Park, Nature Playgarden, Marine Parade Road Park, Meyer Road Playground and East Coast Park (Zone B).
Based on transactions in the last 12 months, PSF ranges from about $2,426 to $2,854.
Based on recent transactions, 1 Bedroom units start from about $1.33M, 3 Bedrooms from about $3.18M.
The Sea View has seen average rental yields of about 2.4% based on recent transactions, and the nearest MRT, Tanjong Katong (TE25), is about 600m away. As with any RCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
The Sea View is a good fit for school-focused families – Tanjong Katong Primary School, Tao Nan School are within 1km.
The Sea View is a freehold condominium in District 15 developed by WHEELOCK PROPERTIES, comprising 546 units across 5 blocks. It obtained TOP in 2008.
The Sea View obtained TOP in 2008.
The Sea View is fully completed – TOP was obtained in 2008. Units are now available on the resale market.
Yes. Foreigners can buy The Sea View because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Sea View is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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