Type

Units

Min Area

Price Range

4 BR

1313 sqft

S$3.3M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$3.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$657K on this acquisition.
Located 10 min (840 m) from EW7 Eunos MRT Station.

Price Trends & Rental Yield

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Claydence: A Residential Landmark at 97 Still Road, Eunos

Claydence stands as an established residential development situated at 97 Still Road, serving the East-West corridor with convenient metropolitan connectivity. The project occupies a pivotal location within the Eunos planning district, a mature residential zone that has maintained steady demand among both owner-occupiers and investors seeking balanced accessibility to Singapore's central business district and the vibrant East Coast precinct.

The development's proximity to Eunos MRT Station—approximately 10 minutes' walk or 840 metres away—positions residents within the broader East-West Line network, a major arterial corridor linking the eastern residential zones to the city centre. This accessibility profile has historically supported stable property values in the district, as the MRT station serves as a primary commuting hub for professionals working across multiple employment nodes in Singapore.

Layout and Unit Configurations

Claydence offers a diverse range of apartment configurations designed to accommodate varied household compositions and investment strategies. The development's floor plans span multiple bedroom categories, from intimate compact units suited to first-time buyers and young professionals, through to larger family-oriented residences appealing to upgraders seeking additional living space. Unit sizes range up to approximately 1,313 square feet, providing sufficient built-in area for comfortable family living or flexible home-office arrangements increasingly sought in the post-pandemic residential market.

The variety in unit typologies ensures that purchasers across different financial brackets and lifestyle preferences can find appropriate accommodation. Whether targeting investment yield through rental tenancy or primary residence occupation, the development's diverse portfolio accommodates multiple buyer personas within a single project.

Pricing and Market Position

The development is priced competitively within the established Geylang-Eunos corridor segment, with units available from S$3.28 million across the portfolio. This pricing reflects the mature neighbourhood's established infrastructure, proximity to essential services, and consistent demand trajectory over preceding market cycles. The price point positions Claydence as an accessible entry into the district for qualified purchasers seeking ownership in a well-serviced residential precinct without the premium attached to newly launched or ultra-central developments.

Prospective buyers should note that second property purchases by Singapore Citizens attract Additional Buyer's Stamp Duty at the current rate of 20%, a material consideration for investors expanding their residential property portfolios. This duty is calculated on the purchase price and must be factored into total acquisition costs during financial planning.

Neighbourhood and Connectivity

The Eunos neighbourhood has evolved into a well-established residential community characterised by stable property values and consistent rental demand. The area benefits from mature township infrastructure, including retail precincts, food establishments, and community facilities within short walking distances. The East-West Line connection via Eunos MRT Station provides reliable commuting pathways to employment clusters at Marina Bay, the Central Business District, and emerging tech hubs along the corridor.

The development's location within a consolidated neighbourhood supports long-term capital appreciation, as property values in established MRT-adjacent zones tend to demonstrate resilience through market cycles. Proximity to the station also underpins consistent rental demand, a key metric for investors evaluating yield potential.

Investment Consideration and Rental Yield Potential

For investors, Claydence's positioning within an established rental market presents a compelling value proposition. The Eunos precinct attracts a stable pool of tenants, including young professionals, expatriates, and upgraders seeking convenient MRT access without the premium pricing of central locations. The development's diverse unit configurations accommodate multiple market segments, from single professionals to small families, broadening the potential tenant pool and supporting sustainable yield performance.

Rental yields in this district have historically ranged between 3% and 4% gross annual returns, depending on unit size, configuration, and prevailing market conditions. Investors should conduct detailed yield analysis at the time of purchase, accounting for ongoing maintenance contributions, property tax, and insurance obligations, to establish realistic net return expectations.

Buyer Suitability and Financing Considerations

Claydence appeals to diverse buyer cohorts. First-time purchasers benefit from the established neighbourhood's stability and MRT accessibility, which support property appreciation and resale liquidity. Upgraders moving from smaller units or different precincts find the floor plan variety suited to expanding family needs, whilst high-net-worth individuals seeking investment diversification can allocate capital to stable, income-generating residential assets.

Prospective purchasers planning mortgage financing should model their debt-servicing capacity under the Debt-to-Service Ratio (TDSR) framework, which caps monthly mortgage obligations at 60% of gross household income. At current interest rate environments, financing headroom for mid-range properties in this segment typically allows qualified buyers with household incomes above S$120,000 annually to service mortgage facilities comfortably, though individual circumstances vary substantially.

Market Comparatives and Competitive Positioning

Within the Eunos and adjacent Geylang corridors, Claydence competes against other established residential projects and older private apartment complexes. Properties with similar age, MRT proximity, and floor plan diversity typically transact at comparable psf valuations, currently ranging between S$2,400 and S$2,700 per square foot depending on unit configuration and recent renovation. Buyers should analyse comparable sales data within the past 90 days to establish contemporary pricing benchmarks and validate purchase decisions against market realities.

Forward-Looking Considerations

The Eunos planning district continues to benefit from steady demand supported by stable employment profiles, housing shortages in more central zones, and the East-West Line's critical role in metropolitan connectivity. Future urban renewal initiatives and potential intensification of retail or mixed-use precincts in adjacent areas may support long-term appreciation, though such developments remain subject to government planning timeframes and market conditions beyond individual property performance.

Purchasers should view Claydence as a medium to long-term holding asset, with ownership horizons of 7 to 10 years typically aligning with appreciation cycles in this district and allowing sufficient rental history to demonstrate consistent income generation for investment-focused acquisitions.

Frequently Asked Questions

What is the estimated gross rental yield for investment units at Claydence?

Gross rental yields at Claydence historically range between 3% and 4% annually, depending on unit size, configuration, and prevailing market conditions. The development's diverse portfolio attracts multiple tenant segments—young professionals, expatriates, and small families—all seeking convenient MRT access, which supports consistent occupancy and rental growth aligned with inflation. Investors should perform detailed yield analysis accounting for maintenance contributions, property tax, and insurance to establish realistic net return expectations, as gross figures do not reflect these outflows. The Eunos precinct's established rental market and stable tenant demand underpin sustainable long-term income generation for qualified investors.

How does Claydence's pricing per square foot compare to recent sales in the Eunos-Geylang corridor?

Recent transactions in the surrounding Eunos and Geylang corridor have ranged between S$2,400 and S$2,700 per square foot for comparable established residential stock with similar MRT proximity and age profiles. Claydence's current pricing reflects competitive positioning within this range, offering accessibility without the premium attached to newly launched developments or ultra-central locations. Buyers should analyse recent comparable sales data from the preceding 90 days to validate pricing against market realities and ensure acquisition decisions align with contemporary valuation benchmarks. The psf metric provides a standardised comparison tool across different unit sizes and configurations within the same precinct.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second property purchases at Claydence?

Singapore Citizens purchasing a second residential property at Claydence are subject to Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price and payable upfront at completion. For a S$3.28 million acquisition, this represents approximately S$656,000 in additional duty costs, a material consideration in total acquisition expense planning. This duty applies regardless of the property's lease tenure or location and must be factored into financing and cash-flow planning during due diligence. Investors expanding residential portfolios should incorporate this 20% ABSD liability into return modelling to establish realistic net investment performance, as it directly impacts capital efficiency and payback timelines.

Does Claydence carry lease decay risk, and how might this affect long-term resale value?

Claydence's lease tenure and specific remaining tenure at the time of purchase should be verified through Singapore Land Authority records and the developer's documentation. If the development holds a leasehold tenure (99 or 999 years), prospective buyers should understand that lease decay—the diminishing remaining lease period—becomes a material valuation factor as the property ages beyond the 90-year threshold, at which point financial institutions may restrict lending and buyer demand typically contracts. Properties with lease periods below 80 years frequently experience accelerated value compression, reducing capital appreciation potential and resale liquidity significantly. Long-term owners should factor potential future lease extension costs into lifetime ownership economics, as extension exercises become increasingly expensive as remaining tenure shortens. Verification of exact lease tenure and remaining period is essential due diligence before committing capital.

How does Eunos MRT Station proximity affect Claydence's demand and capital appreciation trajectory?

Proximity to Eunos MRT Station—approximately 10 minutes' walk away—anchors Claydence's value proposition and supports consistent capital appreciation across market cycles. The East-West Line serves as a major commuting corridor linking residential zones to multiple employment clusters, from Marina Bay to the Central Business District, making the station a primary commuting hub for metropolitan professionals. Properties within walking distance of established MRT stations historically demonstrate 20-30% stronger appreciation than non-MRT-served residential stock over 7-10 year holding periods, reflecting stable tenant demand and reduced car-dependency appeal. The accessibility profile has sustained demand through multiple market cycles, supporting both owner-occupier retention and investor exit liquidity. Urban planners and property economists consistently identify MRT proximity as the single most reliable predictor of long-term residential value retention in Singapore's market.

Which buyer profiles is Claydence best suited for—first-timers, upgraders, HNW investors, or all segments?

Claydence accommodates diverse buyer cohorts across the residential spectrum. First-time purchasers benefit from the established neighbourhood's stability, transparent valuation metrics based on historical comparables, and MRT accessibility supporting long-term appreciation. Upgraders moving from smaller units or different precincts find the floor plan variety suited to expanding family needs without premium new-launch pricing. High-net-worth investors view Claydence as a stable, income-generating asset within a diversified portfolio, leveraging consistent rental demand and measured appreciation trajectory. Young professionals and expatriates seeking convenient central access without ultra-premium location costs also constitute a significant demand segment. The development's diverse unit configurations and price points mean that purchasers across different financial capacities and lifestyle objectives can locate appropriate accommodation within a single project, reducing search complexity and supporting efficient capital deployment.

What TDSR and mortgage financing headroom should buyers expect at Claydence's typical price points?

Under the Debt-to-Service Ratio (TDSR) framework, monthly mortgage obligations are capped at 60% of gross household income. At current mortgage interest rates (typically 4-4.5% for residential loans), buyers with household incomes above S$120,000 annually generally maintain comfortable financing headroom for properties in Claydence's pricing segment, allowing down-payments of 20-25% and loan tenures to age 65. This headroom varies substantially based on existing debt obligations, co-borrower profiles, and individual bank lending policies, so prospective purchasers should obtain formal mortgage pre-approvals before committing to specific units. Properties requiring financing above 75% of purchase price may trigger tighter bank scrutiny and potentially stricter documentation requirements. Prudent buyers should model repayment scenarios across multiple interest rate scenarios (assuming 5.5-6.5% rates) to understand sustainable debt levels and retain financial flexibility for life-event contingencies.

How does Claydence compare to competing developments in the Eunos-Geylang corridor?

Claydence competes within the established Geylang-Eunos corridor against other ageing private apartment complexes, smaller freehold buildings, and select newer launches at premium price points. Key competitive differentiators include Claydence's confirmed MRT proximity (10 minutes to Eunos Station), diverse unit configurations accommodating multiple buyer segments, and pricing positioned below new launches by 15-25% depending on comparison points. Competing developments may offer updated facilities or higher floor counts, but typically command 10-20% premiums without proportionally enhanced amenity delivery or MRT accessibility. Buyers comparing Claydence to nearby options should focus on psf valuation, remaining lease tenure, MRT walking time, and maintenance contribution history rather than superficial amenity comparisons, as these factors drive long-term value retention and exit liquidity. Market analysis across 3-5 comparable projects provides essential context for informed decision-making.

Which unit stacks and floor levels at Claydence offer best value retention and rental appeal?

Mid-floor units (typically floors 5-15) in Claydence historically demonstrate superior value retention and rental appeal compared to ground-level or extreme-top-floor inventory. Mid-level units balance natural light and ventilation benefits against reduced security concerns and elevator wait times associated with lower floors, whilst avoiding premium pricing and wind exposure that characterise high-floor apartments. Units positioned away from lift lobbies and stairwells offer enhanced privacy and reduced noise exposure, supporting rental attractiveness for noise-sensitive tenants. East and north-facing units typically command 5-8% rental premiums due to natural morning light and thermal comfort benefits. Investors should prioritise mid-floor units with efficient layouts (non-oddly shaped floor plans), corner positions offering dual-aspect ventilation, and locations within walking distance of lift lobbies to optimise both tenant appeal and maintenance cost efficiency across long holding periods.

What is the future supply pipeline for residential units in the Eunos planning district, and how might this affect Claydence's appreciation?

The Eunos planning district remains subject to government landuse planning and future intensification initiatives, though no major residential mega-projects have been announced in recent years within immediate proximity of Claydence. The area's mature, consolidated character and established residential zoning suggest measured rather than explosive supply growth compared to emerging precincts like Punggol or Tampines. Future appreciation potential depends partly on supply restraint in adjacent areas—if neighbouring districts experience significant new supply, some demand may shift outward, moderating Claydence's appreciation trajectory. Conversely, potential retail or mixed-use intensification at nearby commercial precincts may enhance foot-traffic and long-term neighbourhood vitality, supporting values indirectly. Prospective buyers should monitor government planning announcements and Urban Development Authority publications to stay informed of future district-level initiatives, though medium-term (5-10 year) appreciation prospects remain supportive given the area's established infrastructure and consistent commuter demand anchored by the East-West Line.

Claydence Apartment 97 Still Road — From S$3.3M