Impression City, Kota Syahbandar · Completed 2022 · Subsale
Amber Cove
A 36-storey leasehold tower of 838 two-bedroom homes by Yong Tai in Impression City, facing the Straits of Melaka, with units of about 710–730 sq ft and the heritage core about 3.5 km away.
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Answer block
Amber Cove at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Amber Cove
By Yong Tai Berhad (PropertyGuru also names YTB Impression Sdn Bhd)
Address
No. 3, Jalan KSB – Impression 8
Impression City, 75200 Melaka; portals place it in Klebang or Kota Syahbandar
Tenure
Leasehold
Lease expiry not published; check the title
Completed
2022
Per the developer; PropertyGuru gives 2021–2022
Storeys
36
A single tower, per the developer and PropertyGuru
Units
838
Per the developer and the 2017 launch report
Layouts
710–730 sq ft
Two bedrooms, two bathrooms; the 2017 launch report gave 727–750 sq ft
Foreign buyers
Generally not eligible
Prices sit below the RM500,000 Melaka minimum
Why this address
Four things buyers weigh at Amber Cove
A sea-facing two-bedroom flat at a modest price. Here is the case, and the catch.
Facing the Straits
The developer describes the tower as overlooking the Straits of Melaka, with a sea-view infinity pool on its facilities deck.
A two-bedroom home near RM300,000
EdgeProp’s recorded median over 48 months is RM422 psf, which puts a 710 sq ft unit at about RM300,000, close to the 2017 launch average.
Schools and the old town nearby
PropertyGuru lists SK Tengkera 1 about 1.2 km away and Melaka International School about 2.4 km away; the developer puts the UNESCO heritage site about 3.5 km away.
What to weigh: one layout, many units
Almost all 838 homes are the same two-bedroom size, so many similar units compete for buyers and tenants. Asking prices run from about RM280 to RM472 psf around the recorded median, so check recent sales before you offer.
The development
Amber Cove, decoded
A single 36-storey residential tower in Impression City. The developer calls it the residence nearest to the Encore Melaka theatre.
Facilities
As listed by Yong Tai and PropertyGuru; floor levels are not published.
Water
Pools
- Sea-view infinity pool
- Kids’ pool
- Changing room
Active
Sports and fitness
- Gym
- Basketball court
- Jogging lane
Residents
Shared spaces
- Community hall
- BBQ area
- Children’s play area
- Library and game room
- Surau
- Car wash area
Where the project is now
Layouts
All 2 Amber Cove layouts
2 layout types, from 710 to 750 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
2 bedrooms (smaller) — 710 sq ft
2 bed 2 bath · 710 sq ft
Get this floor planAsk price & availability →2 bedrooms (larger) — 750 sq ft
2 bed 2 bath · 750 sq ft · balcony
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Amber Cove
Asking prices and rents seen on iProperty and PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| 2 bedrooms (smaller) | 710 sq ft | RM220,000–300,000 | RM1,200/mo | 9 |
Location & connectivity
Where Amber Cove sits
No. 3, Jalan KSB – Impression 8, Impression City, 75200 Melaka.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM422 psf · typical RM387–535 psf | EdgeProp, viewed Oct 2026 |
| Launch price April 2017 | Average about RM300,000 · about RM400–413 psf | The Edge Malaysia, Apr 2017 |
| Asking price for sale, 9 listings | RM198,900–335,000 · about RM280–472 psf; most 710 sq ft units RM280,000–330,000 | PropertyGuru listings, Oct 2026 |
| Asking rent whole units | RM950–2,300 a month, typically about RM1,200 | PropertyGuru listings, Aug 2026 |
The transacted row is EdgeProp’s recorded median; its highest recorded sale was RM634 psf (Nov 2023) and lowest RM343 psf (Sep 2023), both for 710 sq ft units. EdgeProp estimates the gross yield at about 5.6%. The launch figure is from The Edge’s 2017 report. Sale and rent rows are asking prices on PropertyGuru, seen in October and August 2026.
Track record
About Yong Tai Berhad
Amber Cove was Yong Tai’s first project in Melaka, launched in April 2017 within Impression City, a development The Edge reported at 138 acres.
The Edge reported the launch on 28–30 April 2017, with a gross development value of RM290.6 million and one car park per unit. Yong Tai also lists Impression U-Thant, a 10-storey block of 108 freehold units in Kuala Lumpur, as a completed project.
Around the building
What is near Amber Cove
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- Mahkota Parade~3.0 km
- The Shore Mall~3.1 km
- Dataran Pahlawan Melaka Megamall~3.1 km
🎓 Schools
- SK Tengkera 1 & 2~1.3 km
- Melaka International School~1.5 km
- Sekolah Menengah Kebangsaan (Perempuan) Methodist~1.6 km
- Sekolah Kebangsaan (Perempuan) Methodist (1)~1.6 km
🏛️ Colleges and universities
- Oriental Nilam College of Nursing and Health Sciences~1.5 km
- Melaka College of Science & Management~2.4 km
- Kolej Profesional MARA Bandar Melaka~2.8 km
🏥 Hospitals
- Oriental Melaka Straits Medical Centre~1.8 km
- Klinik Kesihatan Tengkera~2.3 km
- Mahkota Medical Centre~3.3 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 710 to 750 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM300,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM300,000 | RM300,000 |
| Down payment | RM30,000 | RM90,000 |
| Loan amount | RM270,000 | RM210,000 |
| Stamp duty on transfer (MOT) | RM5,000 | RM24,000 |
| Stamp duty on loan (0.5%) | RM1,350 | RM1,050 |
| Lawyer, sale agreement (incl. 8% SST) | RM4,050 | RM4,050 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,645 | RM2,835 |
| Cash needed before keys | RM44,045 | RM121,935 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there and what sizes?
838 units in a 36-storey tower. Portals give built-ups of about 710–730 sq ft, while the 2017 launch report gave 727–750 sq ft; records differ. Units have two bedrooms and two bathrooms.
Is Amber Cove freehold?
No. PropertyGuru and iProperty give leasehold tenure; the lease expiry is not published, so check the title.
Can a foreigner buy here?
In Melaka a foreigner can generally buy a strata home priced above RM500,000 (RM1 million for a landed home), with State Authority consent through the Melaka Land and Mines Office (PTG Melaka). The state charges a RM5,000 processing fee and an approval fee of 3% of the price (at least RM30,000), the unit cannot be transferred or leased for five years, foreign ownership of a project is capped by quota, and foreign ownership is not allowed in Melaka’s heritage zone. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Recorded and asking prices here are well below RM500,000, so units are generally not open to foreign buyers.
How much does a unit rent for?
Whole units were listed at about RM950 to RM2,300 a month on PropertyGuru in August 2026, typically around RM1,200.
Berapa harga Amber Cove?
Harga transaksi median ialah RM422 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran semasa sekitar RM198,900 hingga RM335,000. Hartanah ini pajakan dan siap pada 2022.
Amber Cove 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM422；目前挂牌价约RM19.9万至RM33.5万，整间月租约RM950至RM2,300。租约地契，2022年完工。
Which schools are near Amber Cove?
On map data, the nearest schools are SK Tengkera 1 & 2 (~1.3 km), Melaka International School (~1.5 km), Sekolah Menengah Kebangsaan (Perempuan) Methodist (~1.6 km). Distances are straight-line from the building.
Is there a train or bus station near Amber Cove?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to Amber Cove?
The nearest hospital on map data is Oriental Melaka Straits Medical Centre (~1.8 km), and the nearest mall is Mahkota Parade (~3.0 km).
How much cash do I need to buy at Amber Cove?
For a unit at RM300,000,, a Malaysian buyer with a 90% loan needs about RM2,835 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM44,045, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
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Admiral Residences
1,440 leasehold condominiums in Kota Laksamana with a 4-acre park; asking RM340k–550k and rents of RM1,300–2,500 in Oct 2026.
View project →Get the current price list and units available at Amber Cove
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.