Type

Units

Min Area

Price Range

3 BR

1076 sqft

S$2.9M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$580K on this acquisition.
Located 10 min (840 m) from EW7 Eunos MRT Station.

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Claydence: Contemporary Living in the Heart of Geylang

Claydence represents a thoughtfully conceived residential development positioned at 97 Still Road, a location that balances urban connectivity with the residential character of one of Singapore's most dynamic neighbourhoods. Situated approximately 840 metres from Eunos MRT Station on the East-West Line, the development offers buyers and renters immediate access to Singapore's arterial transport network without sacrificing the neighbourhood's distinctive identity and community appeal.

The East-West Line connection at Eunos provides seamless travel to key commercial districts, including the Central Business District, Jurong East, and Changi Airport. For professionals and business owners, this translates into a substantially reduced commute time compared to many competing locations in the central and eastern zones. The station also serves as a major junction connecting to regional bus services, creating multiple transport options for residents who favour flexibility in their daily travel patterns.

Neighbourhood Context and Market Positioning

The Still Road precinct falls within the broader Geylang–Kallang corridor, an area that has emerged as one of Singapore's most sought-after residential zones over the past decade. This neighbourhood combines heritage character with modern urban infrastructure, attracting a diverse resident base including young professionals, established families, expatriate communities, and savvy property investors. The area's appeal stems from its proximity to schools, hawker centres, retail facilities, and recreational spaces, alongside genuine heritage and cultural vibrancy that distinguishes it from purely commercial or new-town developments.

Within this context, Claydence occupies a commanding position. The development's location places residents within walking distance or a short bus ride of numerous amenities, whilst maintaining sufficient distance from high-traffic corridors to preserve residential tranquillity. This balance—accessibility combined with residential serenity—has historically driven strong capital appreciation and rental demand across the Geylang–Kallang zone.

Unit Offerings and Layout Flexibility

The development encompasses a range of unit configurations designed to accommodate diverse buyer requirements and financial parameters. Units range from efficient compact apartments through to more expansive three-bedroom residences, with internal areas spanning approximately 1,076 square feet for featured listings. Each layout has been conceived to maximise usable space and natural light, reflecting contemporary design standards that prioritise functionality alongside aesthetic appeal.

Pricing commences from the S$2.9 million mark, positioning Claydence within the upper-mid-tier segment of Singapore's residential market. This entry point reflects the development's quality finishes, location credentials, and the inherent value of a leasehold property positioned within a strong rental and resale market. Buyers at various wealth and experience levels—from first-time purchasers seeking to enter the property market, through upgraders relocating from older or smaller units, to experienced investors adding to diversified portfolios—will find unit types and price points aligned with their respective objectives.

Investment Credentials and Rental Market Dynamics

The Geylang–Kallang corridor has consistently demonstrated resilience as a rental market. The combination of affordability relative to central locations, strong transport connectivity, and mixed-use neighbourhood character creates sustained demand from tenants seeking residential accommodation. Properties at Claydence would likely appeal to working professionals commuting to the CBD, expatriates seeking flexibility, and families requiring temporary housing solutions. The development's proximity to Eunos MRT and the abundance of local services enhances rental appeal across multiple tenant demographics.

Investors considering Claydence as an acquisition for yield should model rental projections against prevailing market rents in the Kallang and Geylang East subcatchments, taking account of unit size, finishes, and orientation. The neighbourhood's established rental market provides valuable reference data for conservative yield estimation. Property investors should also factor in management fees, property tax, and maintenance costs when calculating net investment returns, and should consider the development's quality and brand reputation when assessing tenant profile and lease stability.

Financing, Loan Eligibility, and Buyer Profiles

At the S$2.9 million price entry point, a typical buyer might secure a mortgage loan equivalent to 75–80 per cent of purchase price, depending on personal credit profile and financial institution criteria. This translates into a cash down-payment requirement of S$580,000 to S$725,000 before stamp duty and legal fees. First-time owners should budget for an Additional Buyer's Stamp Duty (ABSD) payable at 20 per cent for Singapore Citizen second-property acquisitions, though first-time buyers and exempt categories will have substantially lower stamp duty obligations. Prospective purchasers are advised to engage a financial advisor or conveyancing professional to model complete cash requirements, including legal, valuation, and insurance expenses.

Total Debt Service Ratio (TDSR) considerations remain important under current lending guidelines. Most financial institutions will calculate TDSR by dividing total monthly debt obligations (including the proposed mortgage) by gross monthly income, with a maximum ceiling of 60 per cent. At typical interest rate environments, a mortgage of S$2.3 million might require a gross monthly household income in the region of S$13,000–S$14,500 to satisfy lending criteria comfortably. Buyers approaching the outer limits of their financing capacity should seek pre-approval from their preferred lender before committing to a purchase offer.

Capital Appreciation and Leasehold Considerations

Claydence, like all properties in Singapore, operates on a leasehold basis. The development's leasehold tenure will impact long-term capital value and financing availability as the lease matures. Properties within the Geylang–Kallang zone have historically maintained steady capital appreciation over five to ten-year holding periods, reflecting strong underlying demand and limited new supply in immediately comparable locations. However, buyers should be cognisant that as a property approaches 80 years remaining on its lease, financing becomes substantially more constrained, and resale demand typically narrows. Prudent owners might consider refinancing or exit strategies well before lease decay significantly impairs property value.

The development's position on the East-West Line, combined with the Kallang estate's transition toward higher-density residential and mixed-use development, suggests positive structural demand tailwinds. However, any future MRT network extensions, large-scale new residential completions, or zoning changes affecting the Kallang–Geylang precincts could influence long-term capital appreciation trajectories. Prospective buyers are encouraged to review the Urban Redevelopment Authority's Master Plan and development pipeline documents to assess the broader strategic context influencing their investment.

Comparative Market Position

The Kallang–Geylang precinct hosts several competing developments at varying price points and lease maturity stages. Newer or recently completed projects may command premium pricing relative to older stock, whilst buildings with longer lease tenures typically sustain stronger resale demand. Claydence's positioning—as a reasonably modern development in an established neighbourhood with strong transport access—places it competitively within this landscape. Buyers evaluating Claydence against alternative properties should compare per-square-foot pricing against recent transactions in the immediate vicinity, assess finishes and management quality, and factor transport convenience into their valuation methodology.

The development's appeal for upgraders cannot be overstated. Buyers holding older HDB flats or ageing private properties in less conveniently located neighbourhoods often find the Kallang–Geylang zone an attractive intermediate step toward eventual premium central location acquisitions. The rental market's strength likewise makes Claydence appealing for portfolio diversification, particularly for buyers already holding property assets in other geographical zones.

Neighbourhood Amenities and Quality of Life

Still Road and its surrounding precincts offer residents a carefully curated mix of dining, retail, and entertainment facilities. The neighbourhood's hawker centres provide affordable, high-quality dining options reflecting Singapore's multicultural heritage. Modern shopping facilities, supermarkets, and specialty retailers cater to daily living requirements. The area's established character means residents benefit from long-standing community infrastructure, family-friendly facilities, and cultural venues that newer estates have not yet fully developed.

For families, proximity to established schools, medical facilities, and recreational spaces enhances residential appeal. The neighbourhood's relatively mixed-age demographic profile creates a vibrant community atmosphere whilst avoiding the transient character sometimes associated with purely expatriate or business-focused zones.

Conclusion: A Compelling Option for Diverse Buyer Cohorts

Claydence at 97 Still Road represents a thoughtfully positioned residential development suited to multiple buyer profiles and investment objectives. The combination of excellent transport connectivity via Eunos MRT, established neighbourhood character, competitive pricing from S$2.9 million, and proven rental market dynamics creates a compelling proposition for first-time purchasers, upgrading families, and portfolio investors seeking geographic diversification. Prospective buyers should undertake comprehensive due diligence including site inspection, financial pre-approval, lease tenor verification, and comparative market analysis before committing to acquisition. Engaged with full awareness of financing obligations, leasehold considerations, and market dynamics, Claydence offers genuine residential and investment merit within Singapore's contemporary property landscape.

Frequently Asked Questions

What rental yield can an investor realistically expect from a unit at Claydence?

The Geylang–Kallang corridor has historically delivered gross rental yields ranging from 3 to 4.5 per cent, depending on unit size, orientation, and finishes. A property at Claydence priced at S$2.9 million might generate approximately S$7,250 to S$10,875 monthly rental income, translating to gross yields of 3 to 4.5 per cent. However, investors must deduct property management fees (typically 4–5 per cent of rental income), property tax, maintenance levies, insurance, and vacancy periods to calculate net yield. Conservative investors should model net returns at 2 to 3.5 per cent after all expenses, which remains respectable relative to fixed-income alternatives in the current interest rate environment. Rental demand in this neighbourhood remains steady owing to the area's strong transport connectivity, affordability relative to central zones, and appeal to working professionals and expatriates seeking flexible tenancy arrangements.

How does Claydence's per-square-foot pricing compare with recent nearby transactions?

Properties in the immediate Kallang–Geylang East zone have traded at per-square-foot prices ranging from approximately S$2,700 to S$3,500 PSF depending on property age, lease tenor, and finishes quality. Claydence's entry price point of S$2.9 million for units of approximately 1,076 square feet translates to roughly S$2,695 per square foot, positioning it competitively within this range. This valuation reflects the development's modern specifications, professional management, and established neighbourhood location. Buyers evaluating whether Claydence offers genuine value should compare this PSF metric against five to ten recent comparable transactions in the surrounding area, ensuring like-for-like comparison of property age, lease maturity, finish quality, and floor level. Recent market trends suggest this zone has maintained relatively stable PSF valuations over the past two years, indicating neither significant overvaluation nor exceptional discounting.

What are the stamp duty implications, particularly for second-property acquisitions?

Singapore Citizens purchasing Claydence as a first residential property will incur Buyer's Stamp Duty at the standard rate of 4 per cent on purchase value. However, Singapore Citizen buyers acquiring a second residential property must pay Additional Buyer's Stamp Duty (ABSD) of 20 per cent on the purchase price, in addition to the standard Buyer's Stamp Duty. For a S$2.9 million acquisition, this represents S$29,000 in Buyer's Stamp Duty plus S$580,000 in ABSD, totalling S$609,000 in stamp duty alone before legal and valuation costs. Singapore Permanent Residents face a 5 per cent ABSD, whilst foreign nationals incur 20 per cent ABSD on all residential acquisitions. These costs substantially impact the true cash requirement for purchase and should be factored into investment return calculations for portfolio acquisitions. Some buyers may qualify for ABSD remission under specific circumstances (for example, first-time owner-occupiers, or acquisitions following divorce), and professional tax and conveyancing advice is essential to confirm all applicable concessions.

What is the lease tenor at Claydence, and how might lease decay affect resale value?

Whilst the specific lease commencement date requires verification with the development's marketing team, most modern developments in Singapore operate on 99-year leasehold tenures. Assuming Claydence commenced with a 99-year lease, the property will experience gradual lease erosion over time. Historically, properties have maintained relatively stable values until the lease falls below approximately 85 years; however, once a lease decays below 80 years, financing availability becomes substantially constrained as most lenders reduce loan-to-value ratios or refuse lending altogether. This materially impairs resale demand and capital value. For a buyer acquiring Claydence with a 25-30 year holding horizon, lease decay presents minimal concern. However, buyers with longer intended ownership periods should model potential refinancing costs or plan eventual exit strategies before lease maturity becomes restrictive. The development's location and neighbourhood character should support renewal-lease transactions if and when the Government's enbloc acquisition or other lease extension mechanisms become available, though such outcomes remain uncertain and time-dependent.

How does proximity to Eunos MRT Station influence property demand and capital appreciation?

Properties within 500–800 metres of an operational MRT station consistently command premium valuations and demonstrate stronger capital appreciation than comparable properties at greater distances from rapid transit. Claydence's position 840 metres (approximately 10 minutes' walk) from Eunos MRT Station on the East-West Line provides direct connectivity to the Central Business District, Jurong East, and Changi Airport, creating substantial appeal for working professionals and businesses. This connectivity typically supports gross rental yields 0.5 to 1 per cent higher than properties lacking such accessibility, and capital appreciation tracks have historically outpaced properties more than 1 kilometre distant from major MRT nodes. The East-West Line's strategic importance within Singapore's transport network suggests sustained demand for properties along its corridor, supporting long-term capital stability and appreciation potential. However, future network extensions (for example, the proposed Cross Island Line in adjacent districts) or new competing developments along the East-West Line might incrementally influence value trajectories, and buyers should monitor Urban Redevelopment Authority announcements regarding long-term transport and zoning policies.

Is Claydence suitable for first-time buyers, or is it better suited to upgraders and investors?

Claydence accommodates all three buyer cohorts, though with different risk and benefit profiles for each. First-time buyers appreciate modern finishes, professional management, and established neighbourhood amenities, alongside entry pricing from S$2.9 million that may be accessible through HDB Enhanced Housing Grant schemes (subject to eligibility criteria). However, first-timers must carefully model their financing capacity and total cash requirements including stamp duty and legal costs before committing. Upgraders transitioning from older HDB flats or smaller private properties find Claydence compelling owing to its location quality, contemporary specifications, and positioning within an established community rather than purely new-town developments. Portfolio investors view Claydence attractively for rental yield and geographic diversification away from trophy locations, particularly in the current interest rate environment where sub-4 per cent gross yields require careful yield-stacking across multiple properties. The development's diverse unit configurations mean that different buyer profiles can select configurations aligned with their requirements—compact units for investor-ready lettings, larger units for family occupation or owner-occupancy.

What Total Debt Service Ratio and financing headroom should buyers at Claydence anticipate?

Under current Monetary Authority of Singapore guidelines, Total Debt Service Ratio (TDSR) cannot exceed 60 per cent of gross monthly income, calculated by dividing total monthly debt obligations (mortgage, car loans, personal loans, credit cards) by gross monthly income. For a S$2.9 million acquisition with 75 per cent loan-to-value (S$2.175 million), mortgage payments at 3.5 per cent per annum over 30 years approximate S$9,750 monthly. To satisfy TDSR at the 60 per cent ceiling with no other debt obligations, gross monthly household income would require approximately S$16,250. Buyers with existing car loans or other debt commitments must add those obligations to the mortgage payment, potentially necessitating higher household income thresholds. Most financial institutions recommend maintaining TDSR below 55 per cent to preserve financing flexibility for future refinancing or unexpected expenses. Prospective buyers should secure pre-approval from their lender before making an offer, and should be candid about all existing debt obligations to receive accurate financing assessments. A conveyancing professional can assist in understanding all cash requirements including stamp duty, legal fees, and valuation costs, typically totalling 5–8 per cent of purchase price beyond the down-payment and mortgage.

How does Claydence compare to other developments in the Kallang–Geylang zone?

The Kallang–Geylang precinct hosts numerous residential developments spanning multiple decades of construction, from aging pre-2000s blocks through recently completed projects. Older developments (20+ years) often trade at lower per-square-foot prices but face accelerating lease decay and may lack modern amenities. Newer competing projects (completed within 5 years) typically command 5–15 per cent premiums relative to older stock, reflecting contemporary finishes and full-term leases. Claydence, as a reasonably modern development with established management and neighbourhood integration, occupies a compelling middle position—newer than much of the existing stock, yet established sufficiently that buyers can assess management quality and community dynamics based on actual resident experiences. Comparative analysis should include per-square-foot pricing, lease tenor, unit layouts, management fees, and amenities quality when evaluating Claydence against alternatives. The development's positioning neither as a bleeding-edge new launch nor as a decades-old building creates genuine value for buyers seeking contemporary quality without new-project premiums or excessive lease decay risk.

Are certain floor levels or unit stacks at Claydence likely to offer better value than others?

Real estate valuation principles suggest that mid-level units (approximately floors 10–25) typically offer superior value-for-money compared to ground-floor units or the highest floors. Lower units (floors 1–5) often attract modest discounts reflecting reduced privacy, more exterior noise, and security perceptions, though they appeal to elderly residents preferring minimal stair climbing. Upper floors command premiums for enhanced light, views, and prestige, with penthouses or very high floors (floor 30+) experiencing steeper per-square-foot pricing. Mid-level units provide optimal balance of light quality, privacy, and valuation efficiency—they are neither discounted for ground-floor disadvantages nor inflated by penthouse premiums. Units with northern or eastern orientations typically sustain cooler interiors and reduced air-conditioning costs relative to western or southern exposures, though this consideration is jurisdiction and season-dependent. Investors focused on yield rather than owner-occupancy should prioritise units with efficient layouts and mid-level positioning, avoiding the most expensive or highly discounted units. Prospective buyers are encouraged to request unit layouts and floor plans from the sales team to assess natural light, ventilation, and space efficiency before finalizing unit selections.

What future supply pipeline developments in this district might affect Claydence's long-term value?

The Kallang–Geylang precincts are undergoing gradual urban intensification, with several significant developments either recently completed or in planning phases. The Singapore Urban Redevelopment Authority's Master Plan indicates continued zoning support for residential, mixed-use, and limited commercial development throughout the Kallang estate. Proximity to proposed employment clusters (for example, the Paya Lebar district's continued tech hub evolution) may sustain residential demand for the foreseeable future. However, significant new residential supply completions in immediately adjacent precincts could moderate price appreciation or create rental competition. The East Coast Line's planned extension and the Cross Island Line's projected routing through the broader eastern region may eventually influence relative desirability of various Kallang–Geylang micro-locations. Prospective buyers should review the URA's published Master Plan documents and upcoming development pipelines before committing to acquisition, particularly if holding investment properties for extended periods. Properties with MRT connectivity and established neighbourhood character typically weather new supply challenges better than competing developments, but buyers should remain conscious that unprecedented new supply could incrementally moderate capital appreciation trajectories. A three to five-year holding period typically ensures adequate time for appreciation even in moderately competitive supply environments, but longer-term outcomes (10+ years) depend substantially on district-wide economic and infrastructure evolution.

[For Sale] Claydence — From S$2.9M