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: A Freehold Residential Development at 99 Still Road, Eunos

Claydence stands as a contemporary residential offering in one of Singapore's most accessible East Coast locations. Situated at 99 Still Road, the development benefits from its strategic position within the Eunos planning area, placing residents within a well-established neighbourhood characterised by mature infrastructure, local schools, and vibrant community services. The proximity to Eunos MRT Station on the East-West Line—a mere 11-minute walk or approximately 900 metres away—ensures that residents enjoy direct connectivity to the city centre, Jurong region, and all major employment hubs across the island.

The development comprises units with multiple bedroom configurations, each thoughtfully proportioned to maximise living comfort. Floor areas typically span 1,300 square feet and beyond, providing generous layouts suited to family living, home offices, and entertaining. The spacious interiors reflect modern design sensibilities, with layouts that prioritise natural light, ventilation, and functional separation of living zones. This scale of accommodation positions Claydence as an attractive proposition for upgraders moving from smaller apartments, as well as for established households seeking a well-located private address without the constraints of leasehold tenure decay.

One of the standout features of Claydence is its freehold land tenure. Unlike 99-year leasehold properties that face inevitable appreciation challenges in their final decades, a freehold acquisition provides indefinite ownership security and eliminates concerns around lease expiry impact on resale value. For owner-occupiers and long-term investors alike, this structural advantage is significant. The property's location in a district with strong rental demand and consistent capital growth further reinforces its appeal as a wealth-preservation vehicle.

Transport Connectivity and Neighbourhood Appeal

The East-West Line's Eunos station serves as the gateway to Claydence's connectivity profile. Residents can reach Outram Park and the CBD in under 20 minutes, or access the growing employment centres at Jurong East within similar timeframes. This transport efficiency translates directly into demand from working professionals, particularly those employed in finance, technology, and manufacturing sectors concentrated along the East-West corridor. The mature residential character of the surrounding area—dotted with established condominium developments, landed housing, and HDB neighbourhoods—creates a stable, desirable living environment with proven rental appeal.

The Still Road precinct itself benefits from proximity to local amenities including schools, markets, dining establishments, and parks. Residents enjoy walkability to essential services whilst maintaining proximity to larger shopping centres and recreational facilities accessible via the MRT network. This balance of convenience and tranquility is a key driver of sustained demand in this micro-market.

Investment and Rental Yield Considerations

For investors assessing Claydence as a rental acquisition, the development's positioning merits careful analysis. Units at this development typically command rental rates reflecting their size, freehold status, and proximity to transport. Given floor areas in excess of 1,300 square feet and proximity to Eunos MRT, gross rental yields typically range between 2.5% and 3.5%, depending on unit configuration and market conditions. Investors should note that freehold properties without lease decay risk often sustain rental demand better than leasehold equivalents, particularly as properties age. The East-West Line's reliability and the precinct's established character support consistent tenant interest from relocating expatriates and larger families seeking stable accommodation.

Price per square foot for comparable freehold units in the Eunos corridor has historically hovered between S$2,400 and S$2,800 psf, making Claydence's pricing competitive within this band. Recent transactional data in the surrounding area indicates sustained buyer interest for freehold apartments with strong MRT proximity, particularly among upgraders and investors seeking to diversify portfolios beyond central Singapore addresses.

Taxation and Financing Implications

Prospective purchasers should factor taxation considerations into their acquisition decision. For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty (ABSD) is levied at 20% on the purchase price above S$180,000—a material cost that materially affects the effective acquisition price. A property priced at S$3.28 million would incur approximately S$620,000 in ABSD, increasing total outlay significantly. First-time buyers are exempt from ABSD, making Claydence an attractive option for upgraders moving from HDB housing into their first private residential property without this additional tax burden.

Financing capacity at this price point warrants careful assessment. Most financial institutions offer mortgage facilities at approximately 75% to 80% of purchase price for non-first-time buyers, typically repayable over 25 to 30 years. At S$3.28 million, this implies a down payment of S$656,000 to S$820,000 for most applicants. Given Total Debt Service Ratio (TDSR) caps of 60% gross monthly income, purchasers should ensure monthly servicing capacity exceeds approximately S$15,000 to maintain comfortable headroom for other obligations and lifestyle flexibility.

Comparative Market Position

The development competes within a segment occupied by established condominiums in the Eunos and Kembangan precincts. Nearby developments with similar transport proximity and freehold status command comparable pricing, though unit sizes and architectural quality vary considerably. Claydence's value proposition centres on its generous floor plates, contemporary finish standards, and elimination of lease tenure risk. For buyers prioritising long-term appreciation stability and rental income certainty, the freehold structure represents meaningful differentiation versus leasehold peers.

The district itself remains relatively undersupplied relative to population demand. Future HDB Build-to-Order launches in the East Coast planning area are anticipated to continue, though private residential supply in this micro-market is constrained. This supply-demand dynamic supports the case for capital appreciation, particularly for properties with strong MRT connectivity and freehold status.

Suitability by Buyer Profile

Claydence appeals to distinct buyer cohorts. High-net-worth individuals seeking to acquire a well-located private residence with tax-efficient, tenure-secure holding characteristics find the freehold structure compelling. Upgraders transitioning from public housing appreciate the generous internal space, modern finishes, and transport convenience without the psychological burden of lease decay. First-time private property buyers benefit from ABSD exemption, making the effective cost of acquisition substantially lower than for repeat purchasers. Investors focusing on stable rental yields and capital preservation value the freehold tenure and established neighbourhood profile.

The development's positioning makes it less suitable for those prioritising luxury lifestyle amenities or prestige addresses in prime central locations, though this reflects market segmentation rather than any deficiency in the product itself.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Claydence as an investment property?

Units at Claydence typically generate gross rental yields between 2.5% and 3.5%, depending on unit configuration, lease terms, and market demand at the time of letting. The freehold tenure supports consistent rental demand as the property ages, unlike leasehold equivalents that face diminishing tenant appeal as the lease shortens. Given the development's proximity to Eunos MRT and the established residential character of the area, institutional investor interest and expatriate demand remain relatively stable, creating a predictable pool of quality tenants. Investors should model yields using conservative assumptions around occupancy rates and consider that freehold properties typically command premium rental rates relative to comparable leasehold stock in the same precinct.

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

Recent freehold apartment transactions in the Eunos and surrounding East Coast corridor have typically traded between S$2,400 and S$2,800 psf. Claydence's pricing sits competitively within this range, reflecting its location, finish standards, and freehold tenure. Price per square foot for leasehold equivalents in the same precinct tends to run 10% to 15% lower, though this discount narrows significantly as leasehold properties approach the final 30 years of their lease term. The development's pricing is supported by comparable freehold condominiums in the Kembangan and Marine Parade areas, which command similar psf figures. Prospective buyers should request detailed sales data from recent transactions on nearby developments to validate pricing, as market conditions shift quarterly in this micro-market.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing Claydence as a second property?

Singapore Citizens purchasing a second residential property incur ABSD at 20% on the purchase price above S$180,000. For a property at Claydence priced at S$3.28 million, this results in approximately S$620,000 in ABSD duty—a substantial cost that materially increases the effective acquisition price. This tax is payable in full upon completion and cannot be financed through mortgage facilities, requiring liquid capital to settle. First-time buyers, by contrast, are entirely exempt from ABSD, making Claydence significantly more cost-effective for upgraders transitioning from HDB housing into private residential stock. Investors and second-home purchasers should factor ABSD into their total cost of acquisition and expected return calculations to accurately assess investment viability.

Is there a risk of lease decay given Claydence's tenure, and how does this affect long-term resale value?

Claydence is a freehold development, eliminating lease decay risk entirely. Unlike 99-year leasehold properties that face inevitable erosion of value as the lease approaches expiry, freehold ownership provides indefinite tenure security. This structural advantage becomes increasingly valuable over time, particularly for buyers intending to hold the property for 20+ years or planning to pass it to the next generation. Resale value for freehold properties is substantially more resilient than leasehold equivalents, as potential future purchasers will not face financing constraints or tenant resistance due to short lease terms. The freehold status also supports rental market confidence, as landlords can offer longer-term tenancies without lease expiry complications. This tenure security is a primary wealth-preservation attribute that distinguishes Claydence from the majority of private apartments in Singapore.

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

Eunos MRT station sits on the East-West Line, one of Singapore's busiest and most reliable transport corridors, directly serving Changi Airport, the CBD, and Jurong's industrial and commercial heartland. Apartments within 15 minutes' walk of such stations consistently outperform the broader residential market in capital appreciation, particularly in established neighbourhoods like Eunos where supply growth is constrained. The 11-minute walk from Claydence to the station means the development captures the full benefit of this transport premium without the noise and congestion proximity cost of being immediately adjacent to the MRT line. This optimal positioning supports sustained buyer and rental demand from working professionals, expatriate families, and investors seeking efficient city access. Capital appreciation for properties at this transport-accessibility tier has historically outpaced the city average by 1.5% to 2% annually over 10-year holding periods.

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

Claydence appeals to five primary buyer cohorts. First-time private property buyers benefit enormously from ABSD exemption and the development's generous 1,300+ sqft floor plates, making it substantially more affordable than comparative leasehold properties. Upgraders transitioning from HDB housing appreciate the modern finishes, space, and freehold security without requiring extreme financial leverage. High-net-worth individuals seeking tax-efficient acquisitions value the freehold tenure and proven capital appreciation profile. Investors prioritising stable rental yields and capital preservation find the established neighbourhood and transport connectivity compelling. Expat families relocating to Singapore and needing medium-to-long-term housing solutions are well-served by the unit sizes and proximity to international schools accessible via the MRT network. Claydence is less suitable for buyers prioritising luxury lifestyle amenities or ultra-prime address prestige, as those requirements point toward central Singapore addresses or luxury enclaves in different price segments.

What TDSR and financing headroom should I plan for at Claydence's typical price points?

At Claydence's entry price point around S$3.28 million, financial institutions typically offer mortgages of 75% to 80% loan-to-value (LTV) for non-first-time buyers, requiring down payments of S$656,000 to S$820,000. Over a 25-year repayment period at current interest rates (approximately 3.5%), monthly mortgage servicing costs approximately S$15,000 to S$16,000. TDSR regulations cap total debt service at 60% of gross monthly income, meaning buyers should demonstrate monthly household income of S$25,000 to S$27,000 to qualify comfortably without maxing out TDSR headroom. This requirement excludes other debt obligations and should incorporate buffer for rising interest rates—a prudent buyer would target income levels supporting no more than 50% TDSR allocation, providing flexibility for other commitments and lifestyle expenses. First-time buyers typically receive more generous LTV terms (up to 85%), materially reducing down-payment requirements and monthly servicing burdens.

How does Claydence compare to nearby competing developments in terms of value and positioning?

The Eunos and Kembangan precincts host several competing freehold and leasehold developments at similar price points. Nearby freehold properties typically offer comparable pricing but may feature smaller floor plates or less contemporary finishes. Leasehold alternatives in the precinct trade at 10% to 15% discounts to freehold equivalents, yet purchasers assume lease decay risk and future refinancing constraints as the property ages. Claydence differentiates through generous floor areas exceeding 1,300 sqft, modern finish standards, and freehold tenure—a combination that positions it as a value proposition relative to older leasehold stock with smaller proportions. When compared to newer leasehold developments in the same precinct, Claydence's freehold advantage typically justifies a 3% to 5% price premium. Investors and upgraders evaluating alternatives should conduct detailed comparisons of unit layouts, finish specifications, and service charge levels before deciding, as these factors meaningfully influence long-term satisfaction and resale performance.

Are there particular unit stacks or floor levels at Claydence that offer better value for purchasers?

Lower and mid-level units (floors 3 to 12) typically offer superior value at Claydence, commanding approximately 5% to 8% discounts relative to premium-floor units while delivering identical unit specifications and finishes. Mid-level units provide excellent balance between privacy (reduced visitor and service access noise), natural light, and accessibility, whilst avoiding the marginal premium charged for higher floors in this precinct. Higher floors (15+) appeal primarily to buyers prioritising views over value, often at 8% to 12% premiums that are difficult to recover on resale unless the development subsequently becomes increasingly supply-constrained. Units facing quieter aspects (east or north-facing) typically outperform west or south-facing equivalents by 2% to 3% in terms of long-term capital retention and rental appeal, particularly in tropical climates where afternoon heat and glare impact livability. Investors should prioritise mid-level, well-aspect units as these combinations deliver maximum capital appreciation and rental demand with minimal premium over discount stock.

What is the future supply pipeline for residential developments in the Eunos and East Coast district?

The East Coast planning area, whilst mature and relatively well-serviced, faces constrained private residential supply due to limited land availability and significant portions already zoned for HDB development and conservation areas. Urban Redevelopment Authority (URA) Master Plan designations limit new private residential projects to specific pockets, most of which have already been developed or earmarked for mixed-use or public housing initiatives. The government's emphasis on expanding HDB supply in the East Coast means future competing private residential stock is unlikely to materialise at scale in the immediate vicinity. This supply constraint supports medium-to-long-term capital appreciation for established private developments like Claydence, as demand growth from upgrading households will encounter relatively inelastic supply. Prospective purchasers should review URA zoning maps and future residential pipeline reports to confirm that no major new private residential projects are planned immediately adjacent to or near the development, as such announcements can dampen near-term capital appreciation.

Claydence, 99 Still Road — From S$2.7M