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.

Price Trends & Rental Yield

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Claydence: Contemporary Living Near Eunos MRT

Claydence stands as a modern residential development at 97 Still Road, positioned within one of Singapore's most accessible and mature residential corridors. The development's proximity to Eunos MRT Station—a mere ten-minute walk at 840 metres—places residents within the broader East–West Line network, connecting seamlessly to Raffles Place, the Financial District, and Changi Airport within 25 to 35 minutes of travel time. This strategic positioning makes Claydence particularly attractive to working professionals and families seeking a balance between suburban tranquility and urban convenience.

The neighbourhood surrounding Still Road has established itself as a desirable residential enclave over decades, characterised by a mature mix of HDB estates, private condominiums, and shophouse communities. The area benefits from comprehensive local amenities, including supermarkets, wet markets, hawker centres, and independent dining establishments that reflect the multicultural fabric of eastern Singapore. Nearby schools serve families at all education levels, while green spaces including recreational parks provide opportunities for leisure and outdoor activities. This combination of accessibility, community infrastructure, and neighbourhood maturity underpins the enduring appeal of properties in this district.

Connectivity and Transport Value

Eunos MRT Station's position on the East–West Line is a defining advantage for Claydence residents. The station serves as a major interchange point, with frequent train services operating from 5:31 am until the final service departs around midnight. From Eunos, commuters reach Raffles Place in approximately 12 minutes, Tanah Merah in 15 minutes, and Changi Airport in 32 minutes—making the development particularly appealing to professionals working in the central business district and travellers requiring regular airport access. The ten-minute walking distance is well within the range that transit-oriented property buyers consider immediate station access, and the route to the station passes through established residential streets with good pedestrian infrastructure.

Beyond the MRT, Still Road itself benefits from multiple bus services connecting to shopping malls, medical facilities, and employment hubs across eastern and central Singapore. The proximity to the Pan-Island Expressway (PIE) offers motorists rapid access to other regions, while arterial roads including East Coast Road and Bedok Road facilitate movement throughout the east side without entering the expressway system. This layered transport network—combining rail, bus, and road options—ensures that Claydence appeals to both car owners and those prioritising public transport.

Development Positioning and Market Profile

Claydence enters a market segment where buyer expectations increasingly centre on modern amenities, efficient floor plans, and reliable property management. The development's positioning within the S$2.9 million and above price bracket places it within the resale flat upgrade segment and the lower end of the luxury apartment market, attracting upgraders from four-room and five-room HDB flats seeking greater space and amenities, as well as investors seeking stable long-term holdings in a transit-oriented location. The range of unit configurations—spanning two-bedroom, three-bedroom, and larger layouts—ensures that diverse buyer profiles can find suitable options within the development's portfolio.

The Still Road location carries particular appeal for investors evaluating rental yield potential. The area's proximity to the MRT, combined with its mature neighbourhood infrastructure and established expatriate community, has historically supported stable rental demand for residential apartments. Properties here typically attract tenants working in central business districts, as well as families preferring quieter residential settings whilst maintaining urban connectivity. Gross rental yields in comparable developments in this micromarket have ranged from 2.5% to 3.5% in recent years, depending on unit configuration, condition, and specific floor location.

Investment and Financial Considerations

Prospective buyers should carefully assess financing capacity and total acquisition costs. Properties at Claydence would typically qualify for mortgage financing up to 75% of the purchase price for first-time buyers, with monthly debt servicing ratios (TDSR) capped at 60% of gross monthly income. This means that a property purchased at S$3 million would require approximately S$750,000 in cash downpayment (including stamp duties and legal fees), with monthly mortgage payments around S$12,000–S$13,000 assuming current interest rates and a 25-year loan tenure. Buyers should ensure total monthly financial commitments—including mortgage, property tax, and maintenance contributions—do not exceed their prudent financial capacity.

Second-property buyers face Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price as Singapore citizens, which significantly increases the total cash required at acquisition. For example, a second residential property at S$3 million would incur ABSD of S$600,000, meaning total upfront cash (downpayment plus ABSD plus legal and survey costs) would exceed S$1 million. Buyers in this position should evaluate whether the property's long-term appreciation and rental income justify this considerable capital outlay, or whether alternative investment vehicles better suit their financial circumstances.

Neighbourhood Maturity and Long-Term Value

The Still Road location benefits from decades of established residential development, meaning the neighbourhood character and infrastructure are already well-formed rather than speculative. Unlike emerging districts experiencing rapid transformation, the Eunos area has historically provided stable, predictable capital appreciation aligned with long-term Singapore property market trends. The consolidation of schools, shopping amenities, and transport infrastructure around Eunos MRT has supported consistent demand, particularly among families and professionals prioritising accessibility over novelty.

Properties in this matured location typically experience appreciation driven by long-term demographic trends, transport improvements, and general market inflation rather than sudden land-use changes or speculation. Buyers seeking stable, lower-volatility property investments—rather than aggressive capital gains—often prefer such established neighbourhoods. The presence of multiple similar developments in the surrounding area means Claydence competes within a well-understood market segment, where comparable transaction data and rental comps are readily available, making valuation and investment analysis straightforward.

Buyer Profiles and Suitability

Claydence appeals to first-time upgraders transitioning from HDB flats to private residential property, particularly those prioritising transport connectivity and established neighbourhood amenities over prestige location or waterfront positioning. Such buyers typically value the straightforward purchase process, transparent comparable market data, and pragmatic financing arrangements that characterise established residential neighbourhoods. The development's price point aligns with the natural progression for upgraders from four-room or five-room HDB stock, avoiding the premium pricing of central or iconic locations whilst delivering proven residential quality.

High-net-worth individuals and investment syndicates evaluating Singapore residential property as a diversified asset class similarly find value in Claydence's stable yield profile, strong tenant demand, and predictable capital preservation characteristics. Professional investors often prefer such mature, transit-oriented locations where rental demand is consistent and supported by employment clusters and expatriate populations. Families seeking additional living space with reliable transport access, good schools, and established community infrastructure are equally well-suited to the development.

Comparative Market Context

The broader Eunos and Paya Lebar corridor has seen active residential development over recent years, with competing projects including established condominiums and newer builds competing for similar buyer segments. Price per square foot in this micromarket typically ranges from S$2,800 to S$3,400 depending on floor level, unit size, and amenities, meaning Claydence sits within the competitive range for the area. Buyers evaluating Claydence should conduct comparative analysis of neighbouring developments, paying particular attention to maintenance contributions, resident demographics, and rental performance over the past three to five years.

The district supply pipeline includes both resale stock and new launches, ensuring buyers retain optionality rather than facing artificial scarcity. This competitive context keeps pricing rational and provides reference points for valuation, which benefits both owner-occupiers seeking fair acquisition cost and investors conducting yield analysis. The presence of multiple options encourages developments to maintain high management standards and amenity quality in order to attract and retain residents.

Claydence represents a pragmatic residential choice for buyers prioritising established neighbourhood maturity, proven transport connectivity, and straightforward investment fundamentals over location prestige or architectural novelty. The development's positioning within a mature, transit-oriented neighbourhood with strong rental demand and stable appreciation characteristics makes it a solid consideration for multiple buyer profiles seeking long-term residential stability in Singapore.

Frequently Asked Questions

What rental yield can investors typically expect from purchasing a unit at Claydence?

Claydence's position within a mature, transit-oriented neighbourhood with established expatriate and professional tenant populations typically supports gross rental yields in the 2.5% to 3.5% range annually, depending on unit configuration and floor location. Two-bedroom units often command higher per-square-foot rental rates due to investor demand, whilst three-bedroom and larger units appeal to family tenants and tend to offer more stable, longer-term tenancies. The proximity to Eunos MRT significantly enhances rental appeal, as tenants prioritising short commute times to central business districts and Changi Airport willingly pay premiums for such connectivity. Investors should obtain recent comparable rental transactions from property agents familiar with this micromarket, as yields vary meaningfully based on specific unit positioning, views, and amenity access within the development.

How does Claydence's pricing per square foot compare to recent transactions in the Eunos area?

Properties in the Eunos and Still Road vicinity have recently transacted in the S$2,800 to S$3,400 per square foot range, with variations driven by floor level, unit size, condition, and specific building management quality. Claydence's positioning within this range suggests competitive and market-aligned pricing rather than premium or discounted positioning. Buyers should request recent sold comparables from the past 6 to 12 months within a 500-metre radius of the development to validate pricing relative to immediate competition. New-launch pricing occasionally reflects developer marketing strategies, so resale transactions in neighbouring buildings typically provide the most accurate market reference point for valuation purposes.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore citizens buying a second residential property at Claydence?

Singapore citizens purchasing a second residential property incur ABSD at 20% of the purchase price, applied on top of standard Buyer's Stamp Duty and conveyancing costs. For a Claydence property purchased at S$3 million, ABSD totals S$600,000, materially increasing total cash required at completion. When combined with the 75% loan-to-value mortgage limitation for non-first-time buyers, total upfront cash requirements (downpayment plus ABSD plus legal fees) typically exceed S$1 million for properties in Claydence's price range. Second-property buyers must carefully evaluate whether long-term rental income and capital appreciation justify this significant acquisition cost, or whether alternative investment approaches deliver superior risk-adjusted returns.

What is the lease tenure at Claydence, and how does it affect long-term resale value?

This information is not specified in current publicly available listing data; buyers must confirm lease tenure directly with the developer or property agents, as tenure significantly impacts long-term valuation. Singapore residential properties typically carry 99-year, 999-year, or Freehold tenure. For leasehold properties, buyers should understand that as a lease decays below 60 years remaining, mortgage financing becomes increasingly restricted, tenant demand softens, and capital appreciation slows materially. Properties in the S$2.9 million and above price point typically command longer-tenure leases, but confirmation is essential before committing funds.

How does proximity to Eunos MRT affect demand and long-term capital appreciation for Claydence?

Transit-oriented properties within a ten-minute walk of major MRT stations command consistent price premiums and experience more resilient capital appreciation over multi-decade cycles compared to non-transit-connected properties. Eunos MRT's position on the East–West Line, with frequent services to Raffles Place, the Financial District, and Changi Airport, creates sustained tenant and owner-occupier demand that historically translates to lower price volatility and reliable yield generation. During economic downturns, transit-connected properties typically maintain valuation better than car-dependent locations, as employment accessibility becomes paramount. Properties at Claydence benefit from this transport security, making the development particularly suitable for conservative investors and families prioritising long-term stability over speculative appreciation.

Which buyer profiles are best suited to Claydence—first-timers, upgraders, investors, or affluent buyers?

Claydence appeals most strongly to HDB upgraders transitioning to private residential property, as the neighbourhood's established infrastructure, proven accessibility, and straightforward financing arrangements align with upgrader priorities. Professional investors evaluating Singapore residential assets similarly find strong value in the stable yield profile and predictable tenant demand generated by the transit-oriented location and mature neighbourhood. First-time private property buyers with substantial financial capacity may find Claydence suitable, though affluent buyers seeking prestige location, waterfront positioning, or architectural distinctiveness typically gravitate toward iconic central or coastal developments. Families prioritising good schools, reliable transport, and accessible neighbourhood amenities equally benefit from Claydence's positioning, making it genuinely appealing across multiple buyer segments rather than a niche product.

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

A buyer purchasing a Claydence property at S$3 million with 75% loan-to-value financing (S$2.25 million mortgage) would incur monthly servicing of approximately S$12,000–S$13,000 under current interest rate assumptions and a 25-year tenure. The TDSR ceiling of 60% maximum of gross monthly income means the buyer requires gross monthly income exceeding S$20,000–S$21,000 to service this mortgage comfortably within prudent limits. First-time buyers should also factor property tax (approximately S$400–S$500 monthly for this price point) and estimated sinking fund contributions (S$300–S$500 monthly depending on building size and management standards) when calculating total monthly property-related expenses. Buyers with lower income, significant existing debts, or investment property portfolios should seek pre-approval from their bank and conduct detailed TDSR calculations before committing to viewing or offer stages.

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

The Eunos and Paya Lebar corridor hosts multiple established residential developments competing within similar price and configuration segments, including other mature condominiums and newer launches. Claydence's specific competitive positioning depends on amenity quality, management reputation, resident demographics, and recent transactional track record compared to neighbouring buildings. Buyers should request comparative analysis from agents familiar with this micromarket, examining maintenance contributions, resident satisfaction ratings, rental performance, and capital appreciation over the past three to five years for competing projects. The presence of multiple comparable options provides valuable reference points for valuation and ensures pricing remains rational, protecting both owner-occupier and investor interests.

Are specific floor levels or unit stacks within Claydence better positioned for value retention and resale appeal?

Buyer preferences within mid-rise residential developments typically favour middle floors (floors 8–15 in a 25-storey building) that balance views, noise insulation from ground-level activity, and ease of emergency evacuation without premium pricing. Higher floors command view premiums but appeal to narrower buyer segments; ground and podium floors suffer from noise and privacy concerns that depress relative valuation. Unit configuration—corner units, units with deeper balconies, and layouts offering distinct living and sleeping zones—consistently outperform standard layouts in resale appeal and rental marketability. Buyers prioritising investment stability should favour units positioned in the middle market in terms of floor and configuration, as such units attract the broadest buyer base and experience less volatile appreciation than outlier premium or discount-positioned units.

What future supply pipeline exists in the Eunos district, and how might it affect Claydence's long-term appreciation?

The Eunos and Bedok neighbourhoods have experienced incremental residential development over recent years, with ongoing commercial and mixed-use projects in the broader eastern Singapore corridor. Unlike emerging districts experiencing rapid transformation, the Eunos area is largely built-out with established residential, commercial, and community infrastructure, meaning future supply additions will likely remain gradual and measured. This mature supply characteristics support predictable demand and valuation stability, as new projects do not fundamentally alter neighbourhood character or demographic profile. Buyers should monitor Urban Redevelopment Authority planning documents and local news for any large-scale regeneration initiatives affecting the Still Road micromarket specifically, though current planning indications suggest the area will retain its established residential character for the medium term.

[For Sale] Claydence, 97 Still Road — From S$2.9M