District 04 · Southern Islands · CCR
Cape Royale
Cove Way · Condominium · 99 yrs lease commencing from 2008
Current PSF
$2,250
+32.7% vs district median
Gross yield
3.1%
median rent $11,475/mo
3-year gain
-3.3%
Transactions · 5y
117
4 in last 12 months
Nearest MRT
Harbourfront Mrt Station · 3,320.25m
CCL,NEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
-
Area income
-
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
Who lives in Southern Islands
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
1,940
Median age
43 yrs
45% under 40 · steady
Children 0–9
250
▲ 39% since 2015 · future P1 demand
Homes
0% HDB
66% condo · 33% landed
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,253 psf - 5% above units on floors 1–5 ($2,145 psf).
Price trend average PSF by year
2022
$2,196
2023
$2,222
+1.2%
2024
$2,258
+1.6%
2025
$2,256
-0.1%
2026
$2,148
-4.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $10,000/mo | $5.13 | 2.7% | 397 |
| 4BR | $16,500/mo | $6.47 | 3.5% | 238 |
| 6BR | $38,000/mo | - | - | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,700,000 | 1,722 | $2,148 | 11-15 |
| Nov 2025 | $5,574,000 | 2,508 | $2,222 | 01-05 |
| Oct 2025 | $6,061,000 | 2,508 | $2,417 | 16-20 |
| Oct 2025 | $4,217,000 | 1,905 | $2,213 | 11-15 |
| Jul 2025 | $5,472,000 | 2,508 | $2,182 | 06-10 |
| Jul 2025 | $5,339,000 | 2,508 | $2,129 | 01-05 |
| Jul 2025 | $4,396,000 | 1,905 | $2,307 | 11-15 |
| May 2025 | $5,540,000 | 2,530 | $2,190 | 01-05 |
| Apr 2025 | $5,656,000 | 2,508 | $2,255 | 16-20 |
| Apr 2025 | $5,649,700 | 2,508 | $2,253 | 06-10 |
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