Type

Units

Min Area

Price Range

3 BR

1076 sqft

S$2.7M

4 BR

1313 sqft

S$3.3M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$2.7M to S$3.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$538K on this acquisition.
Located 11 min (900 m) from EW7 Eunos MRT Station.

Price Trends & Rental Yield

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Claydence: Contemporary Living at 99 Still Road, Eunos

Claydence represents a significant residential offering in Singapore's established Eunos neighbourhood, a district that has matured into a desirable balance of urban convenience and residential tranquillity. Situated at 99 Still Road, the development capitalises on its proximity to Eunos MRT Station (EW7), positioned just 900 metres or approximately 11 minutes on foot from the property. This accessibility to the East–West Line remains a cornerstone of the development's appeal, connecting residents rapidly to commercial hubs, educational institutions, and leisure destinations across Singapore.

The Eunos area itself has undergone substantial consolidation over the past decade, transforming from a primarily industrial and light-commercial zone into a mixed-use residential neighbourhood. Still Road and the surrounding streets now feature a blend of new residential projects, established HDB estates, family-oriented retail spaces, and food establishments that cater to the local community. This maturation has driven steady demand for quality private housing in the district, particularly among families seeking to upgrade from smaller units or first-time buyers looking to enter the freehold and long-lease market beyond the outer regions.

Market Position and Pricing Dynamics

Claydence enters a market segment where price per square foot in the Eunos precinct has remained relatively stable compared to central and prime east-coast districts. Units at the development are offered from S$2.69 million, reflecting the area's positioning as an accessible yet established residential locality. The development's price point appeals to mid-to-upper market purchasers who prioritise location efficiency—the combination of MRT proximity, neighbourhood maturity, and modern amenities—over the premium attached to prestigious addresses or waterfront positions.

For investors evaluating the development, the Eunos location presents a compelling risk-adjusted opportunity. Rental demand in the area has remained consistent, driven by the district's accessibility to business parks, the airport corridor, and central employment zones. Tenants seeking family-sized apartments with genuine MRT access—rather than aspirational proximity claims—have consistently sought out properties in established areas such as Eunos, where transport convenience does not command the same pricing premium as locations like Orchard or Marina Bay.

Infrastructure and Connectivity

Eunos MRT Station functions as the principal transport backbone for the district. The East–West Line's EW7 station sits at a critical juncture of Singapore's transport network, providing direct access westward to Aljunied, Paya Lebar, and ultimately Boon Lay and Tuas in the far west, and eastward to Kembangan and Bedok, with onward connections to the Changi Airport precinct. This radial connectivity ensures that residents of Claydence enjoy reliable travel times to most employment centres and leisure destinations across the island.

Beyond MRT access, the Eunos neighbourhood benefits from a mature network of bus services, supplementing rail connectivity and offering alternative routing during peak periods or service disruptions. Still Road itself features regular bus stops, further embedding the property within Singapore's integrated transport ecosystem. For households operating multiple vehicles, the area's road infrastructure connects efficiently to the East Coast Parkway and Central Expressway, facilitating rapid access to the city centre, airport, and port facilities.

Neighbourhood Character and Amenities

The Eunos precinct supports a well-rounded lifestyle ecosystem. The neighbourhood encompasses family-oriented dining establishments, traditional wet markets, and modern retail offerings that serve both daily necessities and discretionary spending. Nearby, residents access educational institutions ranging from primary schools to junior colleges, alongside healthcare facilities and recreational parks. This established amenity base distinguishes Eunos from emerging precincts, where infrastructure maturation remains incomplete and pricing remains speculative.

The area's demographic composition skews towards established families and multi-generational households, reflecting decades of development and organic community formation. This social stability contributes to the neighbourhood's rental appeal—corporate relocations and expatriate assignments frequently seek properties in proven, mature neighbourhoods where schools, dining, and services are fully operational rather than in development-stage precincts with incomplete amenity rollouts.

Investment Considerations for Claydence

Purchasers evaluating Claydence as an investment vehicle should consider several factors specific to the development's location and market context. The Eunos area does not command the capital appreciation multiples associated with prime locations or emerging growth districts; rather, it offers stability and consistent rental yields supported by demographic demand and established transport access. Over medium-to-long holding periods, properties in the district typically appreciate in line with broader private residential market growth, moderated by lease decay effects if applicable and periodic cycles in property demand.

Singapore Citizens contemplating a second residential property purchase should factor Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% into acquisition costs. This represents a material consideration in the development's investment calculus, particularly for purchasers acquiring without concurrent sale of an existing property. The ABSD payable on a S$2.69 million acquisition would amount to approximately S$538,000, substantially altering the project's internal rate of return and break-even rental yield requirements.

Buyer Profiles and Suitability

Claydence appeals to a diverse buyer cohort. First-time private property purchasers—having accumulated capital or received family assistance—find the development's MRT proximity and established neighbourhood characteristics attractive entry points into the freehold or long-lease market, where per-unit prices remain lower than prime districts yet location credibility is established. Upgraders transitioning from HDB or smaller private units seek larger family configurations with modern amenities, positioning Claydence as a practical next step rather than an aspirational purchase.

Investors seeking recurring rental income, particularly those with medium-to-long time horizons, view Eunos as a stable, defensible position within their property portfolios. The neighbourhood's consistent tenant demand, absence of significant new supply competing at similar price points, and proximity to business parks and airport facilities support stable occupancy rates and rental escalation broadly in line with GDP growth.

Financing and Debt Serviceability

Purchasers financing Claydence units through mortgages should evaluate debt serviceability in the context of Total Debt Servicing Ratio (TDSR) requirements imposed by financial institutions. At the development's pricing level, acquisition of a three-bedroom unit would typically require down payments ranging from 25% to 35%, depending on the financial institution's lending criteria and the purchaser's overall debt profile. A S$2.69 million purchase with 30% down payment would result in a mortgage principal of approximately S$1.883 million; at prevailing rates approximating 3.5% per annum over a 25-year amortisation, monthly servicing would approximate S$8,470. Financial institutions typically require that total monthly debt servicing (inclusive of car loans, credit card commitments, and other liabilities) does not exceed 60% of gross household monthly income, implying a requisite household income of approximately S$14,100 per month for this illustrative transaction.

These financing parameters sit comfortably within reach of the target demographic—dual-income professional households and established investors—yet represent material commitments requiring prudent household budgeting and conservative assumptions regarding future income stability and interest rate movements.

Comparative Market Context

Within the Eunos precinct and surrounding east-coast neighbourhoods, Claydence competes alongside established developments and resale projects in the adjacent HDB estates, as well as emerging new private residential schemes in nearby precincts such as Paya Lebar and Aljunied. Pricing comparisons on a price-per-square-foot basis reveal that Claydence aligns closely with recent transacted prices in the neighbourhood, indicating fair market valuation rather than speculative positioning. Resale velocity data from comparable projects in the area suggests stable absorption rates and moderate holding periods, supporting the development's investment thesis.

Future Supply and Long-term Prospects

The East planning region, encompassing Eunos, Paya Lebar, and surrounding districts, faces measured future residential supply pipelines. Urban Redevelopment Authority (URA) Master Plan allocations and zoning constraints limit large-scale new residential additions in the immediate Eunos precinct, implying that existing and near-term completions will remain the principal supply base for the neighbourhood. This supply-demand balance, coupled with the area's established transport connectivity and demographic profile, positions developments such as Claydence favourably within longer-term appreciation scenarios, particularly if held through multiple market cycles.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at Claydence as an investment property?

Properties in the Eunos precinct typically achieve gross rental yields ranging from 2.5% to 3.5% per annum, depending on unit configuration, floor level, and prevailing lease terms. A S$2.69 million three-bedroom unit renting at approximately S$6,500 to S$7,500 monthly would translate to a gross yield of approximately 2.9% to 3.3% before expenses such as property tax, maintenance, and insurance. Net yields after accounting for these outgoings typically compress to 2.0% to 2.5%, which reflects the trade-off between location premium and income-generating characteristics. Investors should note that Eunos rental demand, whilst consistent, does not exhibit the yield uplift associated with emerging precincts undergoing rapid infrastructure development; rather, the area offers stability and predictable tenant profiles—families and corporate relocations—supporting disciplined long-term holding strategies.

How does Claydence's pricing per square foot compare to recent transactions in the Eunos area and surrounding east-coast neighbourhoods?

Recent resale transactions in the Eunos precinct and neighbouring precincts such as Paya Lebar and Aljunied have traded at price-per-square-foot ranges approximating S$2,500 to S$2,800 psf for comparable three-bedroom apartments. Claydence's pricing, based on representative S$2.69 million units of approximately 1,076 sqft, translates to approximately S$2,500 psf, positioning the development at the lower-to-middle band of the neighbourhood's transacted range. This pricing reflects the development's new-build premium offset by its positioning in an established rather than prestige-tier district. Comparable new launches in nearby precincts have commanded premiums of 5% to 10% above resale averages, suggesting Claydence's pricing reflects fair market positioning rather than speculative overvaluation, supporting investor confidence in medium-term capital preservation and steady appreciation scenarios.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property at Claydence?

Singapore Citizens acquiring a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% on the purchase price. For a representative Claydence unit transacting at S$2.69 million, the ABSD payable would amount to S$538,000, representing a material addition to total acquisition costs alongside the standard Buyer's Stamp Duty and legal fees. This ABSD obligation materially affects the investment's internal rate of return and break-even rental yield; at a 2.9% gross rental yield, the 20% ABSD payable on acquisition represents approximately 6.9 years of gross rental income, highlighting the importance of long holding periods to amortise this substantial upfront cost. Purchasers should incorporate ABSD into financing calculations and ensure that remaining capital is sufficient to cover the duty liability without compromising liquid reserves or triggering elevated leverage ratios.

Does lease decay present a resale valuation risk for Claydence units, and how might this affect long-term investment returns?

The lease tenure of Claydence units is critical to this assessment; if the development is offered on a 99-year lease, purchasers should be aware that annual lease decay—typically valued at 1% to 1.5% of property value annually as the lease term shortens—will materialise progressively. A 99-year lease at purchase will decline to 89 years after ten years of holding, at which point resale valuations may compress due to lender reluctance to finance properties with lease terms below 30 years at end of mortgage amortisation. Conversely, if Claydence is offered on a 999-year lease or freehold tenure, lease decay is immaterial to medium-to-long-term holding strategies, and resale values will reflect land and improvements rather than time decay. Prospective purchasers must confirm tenure explicitly before committing to acquisition; a 99-year lease property requires substantially shorter holding periods—ideally 15 years or fewer—to minimise lease decay erosion, whereas 999-year lease or freehold tenure permits indefinite holding with capital appreciation driven by market demand rather than depreciation driven by time passage.

How significantly does proximity to Eunos MRT Station affect demand and capital appreciation for properties at Claydence?

MRT proximity is a dominant demand driver across Singapore's private residential market, with properties situated within 10-minute walking distance of major interchange or primary stations commanding premium pricing relative to non-MRT-served areas. Claydence's 11-minute walking distance (900 metres) to Eunos MRT Station (EW7) positions it firmly within the 'MRT-accessible' category, supporting consistent tenant and buyer demand from professionals requiring rapid commute times to employment centres. Capital appreciation in MRT-adjacent precincts has historically outpaced non-MRT areas by approximately 0.5% to 1.0% per annum over multi-decade horizons, reflecting the enduring scarcity of well-located, transport-connected land. Whilst Eunos itself is a secondary station rather than a primary interchange, the EW7 designation ensures integration into Singapore's core transport network with reliable service frequencies and radial connectivity, implying that Claydence's appreciation trajectory will track broader east-coast residential market movements enhanced by transport accessibility rather than transport-constrained dynamics observable in peripheral precincts.

Which buyer profiles—HNW individuals, upgraders, first-time buyers, or investors—is Claydence most suitable for, and why?

Claydence appeals to distinct buyer cohorts for different reasons. First-time private property purchasers transitioning from HDB or rental markets find the development's MRT accessibility, established neighbourhood amenities, and S$2.69 million entry pricing attractive relative to prime district alternatives commanding 30% to 50% premiums for equivalent space. Upgraders moving from smaller private units or downsizing from landed properties value the development's modern amenities, lower total cost of ownership compared to larger private houses, and proven rental income potential should they convert units to investment properties during career transitions. Investors, particularly those with medium-to-long time horizons and ABSD obligations, view Eunos as a stable portfolio component offering consistent rental demand without speculative price volatility. High-net-worth individuals typically reserve Eunos-tier investments for portfolio diversification or secondary allocations; primary acquisitions for HNW buyers cluster in prestige districts where scarcity, brand positioning, and capital appreciation multiples justify premium pricing. Claydence therefore functions as an optimal primary or sole residence for upgraders and first-timers, and as a disciplined, yield-focused secondary investment for investors seeking diversification outside volatile emerging precincts.

What are the Total Debt Servicing Ratio and financing headroom implications for typical Claydence purchasers at the S$2.69 million price point?

A representative S$2.69 million Claydence purchase with 30% down payment (S$807,000) results in a mortgage principal of S$1.883 million. At prevailing floating-rate mortgages approximating 3.5% per annum over a 25-year amortisation period, monthly servicing approximates S$8,470. Financial institutions typically impose a Total Debt Servicing Ratio (TDSR) ceiling of 60% of gross household monthly income, implying a requisite household income of approximately S$14,100 per month (S$169,200 annually) to service this mortgage comfortably. This income threshold lies within reach of dual-income professional households, managers, and established entrepreneurs in Singapore, positioning Claydence within accessible acquisition brackets. Prospective purchasers should model stress scenarios incorporating interest rate increases of 1.0% to 2.0% above prevailing rates, which would elevate monthly servicing to S$9,200 to S$9,950, requiring household incomes of approximately S$15,350 to S$16,585 monthly to remain within TDSR thresholds. Additionally, purchasers should retain liquid reserves equivalent to 6 to 12 months of servicing capacity to manage employment disruptions or unexpected expenses, implying total liquid asset requirements of S$50,000 to S$100,000 beyond down payment capital.

How does Claydence compare in pricing, positioning, and market performance to competing developments in the Eunos and Paya Lebar precincts?

The Eunos and Paya Lebar precincts encompass a mix of established resale projects and recent new launches competing for similar buyer demographics. Comparable new-build projects in the immediate vicinity typically price at S$2,600 to S$2,900 per square foot, with resale stock trading at S$2,400 to S$2,700 psf depending on condition and specific location. Claydence's S$2,500 psf positioning places it competitively within this range, neither commanding a premium for distinctive architectural merit nor discounting due to positioning or amenity limitations. Absorption and holding period data from competing projects suggest average time-to-sale of 18 to 30 months post-launch, with price appreciation tracking neighbourhood averages of 2% to 4% per annum over five-year periods. Claydence's market performance should align with these benchmarks assuming comparable marketing, unit mix, and buyer sentiment; projects demonstrating superior absorptions typically benefit from architectural distinctiveness, exceptional amenity packages, or unique positioning—advantages not universally present in the Eunos precinct, where developments compete primarily on location efficiency rather than aspirational differentiation.

Are there specific unit stacks, floor levels, or orientations within Claydence that offer superior value or investment performance relative to alternatives?

Within new apartment developments, lower-to-mid floor units (typically floors 3 to 8) command pricing premiums relative to very low floors (1-2) and very high floors (25+), reflecting psychological preferences for elevation without extreme height-related noise and wind exposure. Within the Eunos precinct specifically, units with eastern or southeastern exposures command modest premiums (2% to 4%) due to morning light and perceived health benefits, whilst western exposures may discount slightly (1% to 2%) due to afternoon heat ingress and solar glain issues. Units with unobstructed views toward parks, water features, or skylines typically command 5% to 10% premiums over comparable units with building-obstructed or street-facing views. For investment purchasers prioritising rental yield, mid-stack units (floors 8 to 15) with north or south-facing orientations optimise tenant desirability by minimising heat exposure whilst maintaining adequate natural light, supporting premium rental rates of 2% to 3% above comparable units with east-west exposure. First-time residential buyers should prioritise units offering favourable amenity adjacency—proximity to communal gardens, fitness facilities, or play areas—which enhance personal lifestyle value but do not necessarily command resale premiums; investment purchasers should prioritise unit configurations (three-bedroom over two-bedroom in the S$2.69 million bracket) and locations supporting rental market demand.

What is the future residential supply pipeline for the Eunos district, and how might this affect Claydence's long-term appreciation and investment prospects?

The East planning region encompassing Eunos faces moderate supply constraints under the Urban Redevelopment Authority's Master Plan. Limited large-scale redevelopment sites remain available in the Eunos precinct itself; future supply is primarily channelled to adjacent precincts such as Paya Lebar and the airport-adjacent eastern corridor. Over the next five to ten years, new residential supply in the immediate Eunos area is estimated at approximately 2,000 to 3,000 units from in-pipeline projects, representing modest annual increments (200-300 units) relative to the established resident base of over 60,000. This measured supply growth, coupled with demographic trends favouring family-sized units and transport-connected locations, suggests supply-demand equilibrium favouring modest price appreciation rather than speculative bubbles or value erosion. Claydence, as a new-build offering in a supply-constrained precinct, benefits from the dual tailwind of new-build premium during the initial sales period and the appreciation benefits of supply scarcity over medium-term holding horizons. Purchasers should not anticipate the capital appreciation multiples associated with emerging precincts undergoing infrastructure transformation; rather, Claydence offers stable, modestly positive real returns supported by supply discipline and demographic demand, positioning it as a prudent long-term holding vehicle rather than a speculative trading instrument.

Claydence, 99 Still Road — From S$2.7M