Type

Units

Min Area

Price Range

3 BR

1356 sqft

S$2.9M – S$3M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$2.9M to S$3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$570K on this acquisition.
Located 2 min (150 m) from EW11 Lavender MRT Station.

Price Trends & Rental Yield

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Citylights: Contemporary Urban Living on Jellicoe Road

Citylights stands as a hallmark of refined residential development in Singapore's east-central precinct, positioned strategically along Jellicoe Road in the Lavender neighbourhood. This established condominium community appeals to discerning buyers and investors seeking a blend of modern amenities, convenient transport links, and a mature, vibrant urban environment. The development's thoughtful design and location place it at the intersection of lifestyle convenience and capital growth potential, making it an attractive proposition across multiple buyer profiles.

Location and Connectivity

Situated mere steps from Lavender MRT Station on the East-West Line (EW11), Citylights delivers exceptional transport accessibility that underpins both daily commute efficiency and long-term property desirability. The proximity—approximately 150 metres away—means residents can reach major employment hubs, shopping districts, and cultural attractions across the island within 20 to 30 minutes. This strategic positioning on the East-West corridor enhances the development's appeal to upgraders, young professionals, and investors conscious of yield and capital appreciation trajectories rooted in strong MRT connectivity.

Beyond MRT access, the Jellicoe Road address situates residents within a mature neighbourhood enriched by established dining establishments, retail precincts, and lifestyle amenities. The surrounding precinct has matured over decades, with a stable residential character and diverse commercial activity that continues to support both short-term rental demand and longer-term value stability. This combination of transport infrastructure and neighbourhood maturity creates a compelling foundation for residential investment.

Development Profile and Unit Configurations

Citylights offers a range of residential configurations designed to accommodate various household compositions and preferences. Units within the development typically feature generous floor plates, with layouts stretching across approximately 1,356 square feet or more, incorporating three bedrooms and three bathrooms as standard offerings. This generous spatial allocation ensures that units do not feel cramped, a quality particularly valued by families, remote workers requiring dedicated office space, and investors seeking to attract discerning tenants.

Corner unit placements at Citylights represent premium offerings within the portfolio, delivering enhanced privacy through reduced shared wall exposure and maximised natural light across multiple façades. High-floor residences capture unobstructed sightlines across the surrounding streetscape and skyline, reinforcing the sense of elevation and separation from street-level activity—attributes consistently sought by owner-occupiers in the premium segment and by investors targeting high-rental-yield demographics.

Amenities and Infrastructure

The development incorporates a modern suite of communal facilities designed to support contemporary urban living standards. Round-the-clock security personnel and closed-circuit television systems provide comprehensive safety oversight, addressing a core concern for overseas investors and those valuing discretion. On-site electric vehicle charging infrastructure positions Citylights ahead of sustainability trends and appeals to environmentally-conscious residents whilst supporting future-proofing against evolving transport paradigms in Singapore's increasingly green urban landscape.

Additional facilities including secure bicycle parking acknowledge Singapore's active micromobility culture and provide residents with flexible commute options complementary to MRT usage. These thoughtfully integrated amenities reflect a development ethos that anticipates resident lifestyle needs and regulatory direction, enhancing the overall proposition for both occupiers and investors evaluating long-term suitability.

Pricing and Investment Profile

Citylights units are positioned at price points reflecting their Lavender-area location, MRT proximity, and contemporary development standing. Current offerings commence from approximately S$2.85 million for the three-bedroom configurations, representing a baseline valuation that reflects both the underlying asset quality and the neighbourhood's established desirability. This price positioning situates Citylights within the premium residential segment whilst remaining accessible to upper-middle-market buyers and solid-income professional families seeking owner-occupied residences or portfolio diversification.

For investors evaluating Citylights as a rental acquisition, the development's established neighbourhood status, MRT connectivity, and modern amenities create a coherent case for sustained tenant demand. The proximity to Lavender MRT, combined with the surrounding commercial and leisure infrastructure, positions units favourably for attracting tenants across various demographics—from expatriate professionals requiring temporary Singapore tenancy to young Singaporean families upgrading from HDB flats. Historical rental performance data for comparable developments in the Lavender precinct suggests achievable gross rental yields in the 3 to 4 per cent range, depending upon unit configuration, floor level, and market-cycle timing.

Suitability Across Buyer Profiles

High-net-worth owner-occupiers seeking a premium, low-maintenance urban residence benefit from Citylights' modern design, comprehensive security, and prestigious Lavender address. The development's established standing within the neighbourhood eliminates the uncertainty inherent in newly-launched projects, whilst the three-bedroom configuration accommodates family entertaining and guest quarters expectations typical of this cohort.

Upgraders transitioning from HDB flats or smaller private residences find in Citylights a tangible step forward in spatial standards, finishes, and amenities. The development's mature neighbourhood character provides familiar transport and lifestyle patterns, reducing the psychological displacement sometimes experienced when moving to unfamiliar precincts. Additionally, the established community infrastructure ensures that schooling options, healthcare facilities, and social networks remain readily accessible.

First-time private-property buyers with sufficient capital entry may find Citylights pricing at the upper threshold of achievable acquisition costs, making it a relatively niche entry point. However, those securing such entry benefit from immediate equity stability associated with an established development, superior amenities relative to entry-level HDB-to-private transitions, and the psychological confidence derived from an already-proven residential location.

Investors focused on capital appreciation benefit from Citylights' location on a major MRT corridor, which historically correlates with long-term property price growth driven by transport-oriented development patterns and evolving neighbourhood density. The stable, mature character of the Lavender precinct suggests lower volatility than emerging precincts, positioning Citylights as a relative-value core holding within a diversified property portfolio.

Financial Considerations and Taxation

Singapore Citizens acquiring Citylights as a second residential property face an Additional Buyer's Stamp Duty (ABSD) impost of 20 per cent levied upon the purchase price. This represents a substantial upfront cost that significantly impacts total acquisition outlay and must be factored into investment return modelling and financing capacity assessments. For a purchase price in the S$2.85 million region, ABSD liability would approach S$570,000, necessitating careful liquidity planning and potentially constraining the proportion of acquisition cost that may be financed via mortgage facilities.

Total Debt Service Ratio (TDSR) regulations cap residential mortgage lending at a maximum of 60 per cent of monthly gross income. For purchasers financing a S$2.85 million acquisition with a typical 80 per cent loan-to-value mortgage facility, monthly mortgage service requirements would necessitate gross monthly household income exceeding S$19,000 to remain within TDSR thresholds. This financial gate-keeping ensures that buyer cohorts at Citylights generally possess substantial income stability and borrowing capacity, supporting the long-term stability of the resident community and underlying property values.

Comparative Market Position

Within the Lavender and broader east-central Singapore residential precinct, Citylights occupies a positioning characterised by established development standing, modern amenity provision, and convenient MRT connectivity. Competing developments in the vicinity generally offer comparable price-per-square-foot metrics, though specific differentiators—such as corner unit prevalence, floor plate generosity, or finishes standards—may create micro-premiums or discounts relative to comparable stock. Recent transactional data for three-bedroom units in the Lavender neighbourhood suggests per-square-foot pricing clustering around S$2,100 to S$2,400, positioning Citylights offerings within the mid-to-upper range of this spectrum, justified by development maturity and amenity comprehensiveness.

Future Supply Considerations

The Lavender and broader east-central Singapore district faces evolving supply dynamics as older housing estates transition through redevelopment cycles and new residential projects emerge in adjacent precincts. However, the maturity and stability of the area, combined with limited primary land availability within immediate proximity to EW11 stations, suggest that supply pressures will remain moderate relative to high-demand precincts such as River Valley or Marine Parade. This supply moderation supports Citylights' long-term value retention and gradual appreciation potential, particularly if buyer preferences continue to favour established neighbourhoods with proven amenity infrastructure and transport connectivity.

Conclusion

Citylights represents a compelling proposition for owner-occupiers, upgraders, and investors seeking exposure to a mature, well-serviced residential precinct with direct MRT connectivity. The development's comprehensive modern amenities, generous unit configurations, and prominent location on Jellicoe Road combine to create a coherent residential proposition unlikely to be dramatically disrupted by future neighbourhood changes. Whether acquired for personal occupation or portfolio investment, Citylights aligns with proven residential desirability factors that have historically supported property values and rental demand across Singapore's established east-central neighbourhoods.

Frequently Asked Questions

What rental yield can investors expect from a purchase at Citylights?

Citylights, positioned within the established Lavender precinct with direct MRT connectivity, typically commands gross rental yields ranging from 3 to 4 per cent annually, depending upon unit configuration, floor level, and prevailing market conditions. Three-bedroom units in modern developments along the East-West Line corridor consistently attract tenants across expatriate and local professional demographics, supporting relatively stable rental absorption. Investors should note that actual achievable rental rates fluctuate with market cycles and tenant availability; historical performance across comparable developments in the Lavender neighbourhood suggests that well-positioned units achieve monthly rents between S$7,000 and S$9,000, translating to the yield band noted. Net yields, after accounting for maintenance fees, property taxes, and potential vacancy periods, typically compress to 2 to 3 per cent, necessitating capital appreciation expectations to justify acquisition for pure-yield investors.

How does Citylights pricing on a per-square-foot basis compare to recent transactions in the Lavender area?

Recent transactional data for three-bedroom units across the Lavender and east-central Singapore precinct indicates price-per-square-foot clustering between S$2,100 and S$2,400, with established developments commanding the upper end of this range due to amenity provision and location stability. Citylights, at approximately S$2,850,000 for a 1,356-square-foot unit, translates to a per-square-foot price of roughly S$2,104, positioning the development within the lower-to-mid range of comparable stock. This valuation reflects both the maturity of the development and the competitive density of available units within the Lavender precinct; newer or more specialised developments in adjacent precincts may command premiums of 10 to 15 per cent, whilst older stock may trade at discounts reflecting depreciation or lease decay concerns. Buyers evaluating Citylights should cross-reference this metric against current comparative sales data to validate pricing fairness relative to bespoke unit features such as floor level, aspect, or balcony configuration.

What Additional Buyer's Stamp Duty (ABSD) implications apply to second-property purchasers at Citylights?

Singapore Citizens acquiring Citylights as a second residential property incur an Additional Buyer's Stamp Duty of 20 per cent levied upon the purchase price. For a representative acquisition at S$2,850,000, this ABSD liability amounts to S$570,000, representing a material upfront cost that significantly elevates total acquisition expenditure and impacts financing capacity calculations. This 20 per cent rate applies uniformly to all second-residential-property acquisitions by Singapore Citizens, irrespective of property price or buyer income, and is payable upon execution of the purchase agreement. First-time property buyers and non-citizen purchasers are exempt from ABSD, as are Singapore Permanent Residents (who face a reduced 5 per cent rate on second properties). Investors modelling Citylights acquisition must incorporate this ABSD cost into total return analysis; the substantial outlay effectively raises the effective acquisition cost by approximately 20 per cent unless financed externally, materially impacting realised investment yields.

What lease tenure structure applies to Citylights, and how does this affect long-term resale value?

Citylights is structured as a freehold condominium development, eliminating lease decay concerns that increasingly affect older leasehold properties in Singapore as they approach the 30-year mark and progressively lose loan eligibility and market appeal. Freehold tenure ensures that the property maintains intrinsic value perpetually and never experiences the structural discount associated with lease tail compression—a factor increasingly material in Singapore's investment landscape as first-generation condominiums from the 1990s and early 2000s encounter lease-decay headwinds. This freehold status differentiates Citylights favourably from many competing developments in the district and eliminates a source of future value depreciation that would otherwise constrain capital appreciation trajectories. Buyers acquiring Citylights can confidently project multi-decade holding periods without encountering the refinancing and resale challenges that plague leasehold properties as lease-remaining periods contract toward 80 and 70 years.

How does proximity to Lavender MRT Station (EW11) influence demand and capital appreciation potential at Citylights?

Proximity to a major MRT interchange station represents one of the most material value drivers in Singapore's residential real estate market, as transport connectivity directly enables commute efficiency, labour-market accessibility, and broader lifestyle convenience. Citylights' location within 150 metres of Lavender MRT (EW11) positions residents at the epicentre of transport infrastructure, facilitating seamless access to employment precincts spanning Marina Bay, Raffles Place, and broader CBD geographies within 20 to 30 minutes. Historical data across Singapore's residential market demonstrates that properties within 300 metres of established MRT stations consistently outperform price-appreciation trajectories relative to non-connected stock, with cumulative capital growth premiums ranging from 15 to 30 per cent over 10-year periods. The East-West Line specifically has evolved as a primary commute artery, with consistent demand from both owner-occupiers and rental-market participants seeking residence close to employment nodes. Citylights' direct MRT proximity ensures that the development remains resilient to shifting neighbourhood preferences and benefits from the structural long-term demand tailwinds associated with Singapore's transport-oriented urban development strategy.

Which buyer profiles are best suited to Citylights, and why?

High-net-worth owner-occupiers seeking a premium, low-maintenance urban residence without speculative intent benefit considerably from Citylights' modern finishes, comprehensive security infrastructure, and prestigious Lavender address; the development's established standing eliminates renovation uncertainty and provides immediate lifestyle alignment. Upgraders transitioning from HDB flats or smaller private residences find Citylights particularly compelling, as the three-bedroom configuration represents a meaningful spatial step-up whilst maintaining psychological familiarity through the neighbourhood's established character and accessible retail and leisure infrastructure. Young professional couples and small-family households capitalising on dual professional incomes represent a core tenant demographic, driving consistent rental demand and supporting investor acquisition decisions rooted in yield modelling. Property investors focused on capital appreciation rather than current income benefit from Citylights' location on a major transport corridor, which historically correlates with durable price growth and market resilience during economic cycles. Conversely, first-time private-property buyers with constrained capital may find Citylights pricing at the upper threshold of achievable acquisition, making entry-level positioning challenging; such cohorts might more advantageously consider entry-level units in emerging precincts or smaller units in comparable established neighbourhoods. International investors seeking Singapore residential exposure appreciate the development's freehold tenure, established regulatory environment, and demonstrated rental-market liquidity.

What Total Debt Service Ratio (TDSR) and financing headroom considerations apply at Citylights' price points?

Residential mortgage lending in Singapore is capped at a maximum 60 per cent Total Debt Service Ratio (TDSR), meaning that total monthly debt service obligations—including the property mortgage, personal loans, credit card commitments, and other liabilities—cannot exceed 60 per cent of documented monthly gross household income. For a Citylights acquisition priced around S$2,850,000 financed at the typical 80 per cent loan-to-value ratio, prospective borrowers would require monthly mortgage payments of approximately S$11,400 (assuming a 3.5 per cent interest rate and 35-year amortisation). Maintaining TDSR compliance with such mortgage service requirements necessitates gross monthly household income of at least S$19,000; households with lower income or existing debt obligations would face either reduced loan eligibility or requirements to increase the down-payment proportion. This financial gate-keeping ensures that buyer cohorts at Citylights generally possess substantial income stability, accumulated wealth, and conservative debt profiles, characteristics that historically correlate with community stability and property value resilience. Additionally, the acquisition of Citylights as a second property for Singapore Citizens triggers the 20 per cent ABSD surcharge, elevating effective down-payment requirements and materially constraining leverage capacity; buyers should model acquisition scenarios incorporating this substantial tax liability when modelling financing requirements.

How does Citylights compare to competing developments within the Lavender and east-central precinct?

Within the Lavender and broader east-central Singapore residential market, Citylights positions itself as an established, mature development offering comprehensive modern amenities (24-hour security, CCTV, EV charging, secure bicycle parking) at price-per-square-foot positioning within the competitive mid-range. Comparable developments in the vicinity—such as those proximate to neighbouring MRT stations along the East-West Line or within the Kallang basin—generally offer similar pricing structures and amenity breadth, though specific micro-differentiators such as unit floor-plate generosity, aspect quality, or balcony configurations may create relative premiums or discounts. Citylights' freehold tenure differentiates it favourably from leasehold-structured developments, particularly as investor cohorts increasingly scrutinise lease-tail risk and refinancing implications for older leasehold stock. Newer developments in emerging adjacent precincts (such as those in the greater Bendemeer or Geylang Bahru corridors) may command 10 to 15 per cent price premiums reflecting contemporary design standards and emerging-precinct speculative appeal, whilst older or more distant stock may trade at corresponding discounts. Investors should conduct granular comparative analysis of specific competing units, floor levels, and aspect orientations rather than relying upon aggregate development-level comparisons, as individual unit attributes frequently drive material value differentials within any given condominium development.

Which floor levels and unit stacks within Citylights represent optimal value positioning?

Mid-to-upper floor positioning within Citylights (floors 15 to 25, assuming typical development height) generally represents optimal value balance, offering meaningful elevation above street-level activity and associated noise, enhanced sightline quality, and reduced exposure to lower-floor street vibrancy, whilst avoiding the premium pricing that ultra-high-floor units (floors 28+) command despite providing marginal additional utility for most residential cohorts. Corner units at any floor level command appreciation relative to linear units, reflecting the privacy and multi-aspect light benefits that corner configurations deliver; investors evaluating corner units should anticipate 5 to 10 per cent premiums relative to comparable linear units and assess whether specific tenant demographics or owner-occupier preferences justify this differential. Lower floors (1 to 8) typically trade at relative discounts of 10 to 15 per cent reflecting street noise, reduced sightline quality, and diminished sense of elevation; value-conscious investors may strategically acquire lower-floor units with the understanding that targeted renovations or targeted tenant marketing can partially offset the inherent positioning discount. Units situated adjacent to lift lobbies or common areas should be examined for potential noise transmission and privacy implications; units positioned away from such circulation spine generate materially superior rental feedback and owner-occupier satisfaction. Within the Lavender precinct context, units with eastward or northeast aspect command modest premiums due to morning light quality and reduced afternoon heat exposure, particularly valuable for the work-from-home demographic increasingly prevalent post-2020.

What future residential supply dynamics in the Lavender and east-central district might affect Citylights' long-term value trajectory?

The Lavender and broader east-central Singapore residential district faces evolving supply dynamics tempered by limited primary land availability and competing alternative development zones across the wider eastern region. Specific redevelopment projects affecting HDB estates in adjacent precincts (such as Kallang or Bendemeer) may introduce incremental new residential supply over the next 5 to 10 years; however, such supply introduction typically occurs at distributed intervals rather than sudden market inundation, providing Citylights with gradual adjustment timeframes rather than disruptive value compression. The East-West Line, as Singapore's primary east-west transport corridor serving major employment generators across the eastern seaboard, maintains structural demand tailwinds that support residential desirability across the corridor; emerging competitive supply in adjacent MRT environs typically increases rather than decreases local transport-node desirability through network effects and critical-mass amenity development. Regulatory constraints on private residential development density and pricing controls on public housing ensure that future supply does not structurally depress private residential valuations; indeed, public housing development intensity within the Lavender catchment may increase local traffic and retail activity in ways that elevate private residential attractiveness. Citylights' established, freehold tenure positions it favourably against emerging competitive supply; newer developments may command temporary speculative premiums during launch phases, but these typically compress toward historical pricing trajectories within 3 to 5 years post-completion. Long-term value stability at Citylights depends substantially upon maintaining development condition and amenity standards relative to newer competitive stock; proactive management committee engagement and amenity upgrades represent critical mitigation strategies against supply-competitive pressure.

Condominium At 88 Jellicoe Road — From S$2.9M