Claydence

, Geylang, East · Freehold · Launched

From: S$1.58M
Lowest: S$2,474calculated

Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.

Ready (): 2026
Nearest MRT or LRT: 764 m · ~10 min walkcalculated
so far: 21 of 28 (75%)
Recent sales, median: S$2,525 psfcalculated
, median: S$1,828 psfcalculated
: Freehold
Developer: Hong How Land
Launched: 11 Feb 2023

Nearest station in service: Eunos MRT Station. Distances are straight-line; walking routes are longer.

Is it worth buying?

PropGPT financial score

65out of 100

Strong case on the numbers

Confidence: high, most figures known (90% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby21% of the scoreCosts 13% more than similar older homes nearby; usually 17% more.	72	Costs 13% more than similar older homes nearby; usually 17% more.
Rental yield vs typical16% of the scoreRent of about 2.2% of the price a year; typical is 2.4%.	39	Rent of about 2.2% of the price a year; typical is 2.4%.
Price vs other new launches nearby11% of the scoreCosts 9% less than other new launches nearby.	93	Costs 9% less than other new launches nearby.
Price vs launches in the region11% of the score1% below the typical price of launches in the region.	53	1% below the typical price of launches in the region.
Price vs the developer's likely breakevennot countedNot known yet.	Not known	Not known yet.
Value lost to the lease in the next 10 years11% of the scoreFreehold or 999-year: no lease running down.	100	Freehold or 999-year: no lease running down.
Nearby homes that beat the market11% of the score7 of 15 nearby projects beat the market.	44	7 of 15 nearby projects beat the market.
Distance to the MRT11% of the score764 m to the nearest station.	48	764 m to the nearest station.
Competing homes finishing nearby5% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.
Developer's track record5% of the scoreNo problems reported, but few completed projects.	50	No problems reported, but few completed projects.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 3Neutral 6Watch out 0Not known yet 1

Am I paying a fair price?

Price vs similar resale homes nearby · Neutral
Costs about 13% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one is close to usual.
This launch
S$2,525 psf
Usual for a launch here
S$2,621 psf
Similar homes nearby
S$2,231 psf
Based on 521 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 491–2,622 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2026) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.
The figures
This project: S$2,525 psf, the median of its own new sales in the last 12 months.
Nearby resale: S$2,231 psf, the median of 521 sales after the lease adjustment.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 508 of 521 nearby sales are also scaled to this project's age (a new building, expected TOP 2026), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648. The other 13 have no known completion year and are not age-adjusted.
Gap: S$2,525 psf ÷ S$2,231 psf − 1 = +13%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other new launches nearby · In your favour
Costs about 9% less than other new launches within 1.5 km
You pay less than buyers of competing launches next door.
This launch
S$2,525 psf
Other launches nearby
S$2,763 psf
Based on 221 sales in other launches, Nov 2025 to Nov 2026
Show the calculationHide the calculation
What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (491–2,622 sq ft).
The figures
This project: S$2,525 psf
Other launches nearby: S$2,763 psf median of 221 sales
In your favour when 5% or more cheaper; watch out when 5% or more dearer.
How fair is this comparison?
Fair. New launches against new launches of similar sizes. Their land costs, finishes, facilities and launch dates differ, and a launch sells different floors at different stages.
What this check cannot see
Developer discounts and rebates are not in URA's caveat data, so real prices may be lower than recorded.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
A launch late in its sales has fewer cheap units left, so its median rises.
How PropGPT works out every line
Price vs launches in this region · Neutral
About 1% below the typical price of other launches selling now in this region
Priced like most of the homes you are likely to compare it with.
This launch
S$2,525 psf
Typical launch in the region
S$2,548 psf
Based on 11 launches · a rough guide only
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What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).
The figures
This project: S$2,525 psf
Median of 11 other launches selling now in this region: S$2,548 psf
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.
What this check cannot see
Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
How PropGPT works out every line
Land cost vs launch price · Not known yet
Not known yet
PropGPT has not found what the developer paid for the land yet.
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · Neutral
About 2.2% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
This launch
2.2%
Typical for launches selling now
2.4%
Based on 2,840 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.
The figures
Nearby rent: S$4.66 per sq ft a month, median of 2,840 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.66 × 12 ÷ S$2,525 psf = 2.2%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
New homes usually rent for more than the older homes nearby, so this may understate.
How PropGPT works out every line
Lease · In your favour
Freehold
No lease runs down, so the home does not lose value as the years pass. Buyers usually pay more for this.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Freehold land does not protect the building: it still ages, and an en bloc sale needs most owners to agree.
How PropGPT works out every line
How nearby homes' prices moved · Neutral
7 of 15 nearby projects rose faster than the whole market
Homes around here have moved roughly with the market.
Based on 15 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
PARC ELEGANCE (577 m): +17% from 2022-Q2 to 2026-Q2; market +21%
PARC ESTA (680 m): +13% from 2022-Q3 to 2026-Q2; market +16%
VIBES @ EAST COAST (744 m): +14% from 2022-Q1 to 2026-Q3; market +25%
THE SEAWIND (956 m): +11% from 2022-Q2 to 2026-Q2; market +21%
RESIDENTIAL APARTMENTS (1,060 m): +16% from 2022-Q1 to 2026-Q1; market +26%
ASTORIA PARK (1,060 m): +27% from 2022-Q2 to 2026-Q2; market +21%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · Neutral
764 m to Eunos MRT Station
A walk of several minutes to the station.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Bedok South (planned), 4,772 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).
The figures
URA pipeline of private homes not yet completed.
In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.
What this check cannot see
Completion years in URA's pipeline often shift by a year or more.
Land sold but not yet in URA's pipeline is not counted.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
How PropGPT works out every line
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).
How fair is this comparison?
Fair. The developer's other projects, not this one.
What this check cannot see
Only problems reported in the news are found; many defects are settled quietly.
Joint ventures: a problem of one partner is listed even when the other partner led the project.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$48,700 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$1.58M: S$48,700 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
Interest is paid only on the loan drawn so far; payments rise as the building goes up.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales so far · Fact
75% sold in 45 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
28 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
3 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
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The figures
Emerald of Katong, 846 homes, launched November 2023
Tembusu Grand, 638 homes, launched 2023
The Continuum, 816 homes, launched 2023
Sources
Business Times: Far East Organization opens Amber House condo for sale with prices from about S$2,900 psf (27 Jun 2025), retrieved 2026-10-22
How PropGPT works out every line
Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.

PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What you would pay

For the cheapest 1BR at S$1,582,000. Estimates, not financial advice.

Monthly loan payment: S$5,002
Cash and CPF needed upfront: S$447,200at least S$79,100 of it in cash
: S$48,700
: S$0

PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.

Unit types and prices

As published by the developer or reported in the press. Availability changes daily; confirm with the developer.

1BRfrom S$1,582,000
614 sq ftS$2,577 psf
2BR / 2BR + studynot published
786 to 915 sq ftnot published psf
3BR / 3BR + studynot published
1,076 to 1,313 sq ftnot published psf
4BR penthousefrom S$5,353,000
2,164 to 2,185 sq ftS$2,474 psf

Type	Size (sq ft)	Price
1BR	614	from S$1,582,000	S$2,577
2BR / 2BR + study	786 to 915	Not published	Not published
3BR / 3BR + study	1,076 to 1,313	Not published	Not published
4BR penthouse	2,164 to 2,185	from S$5,353,000	S$2,474

Price per square foot of actual sales, by month

URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.

Nearby homes and what they sold for

Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.

10 nearby projects, median from S$1,075 to S$2,408. Show the list

Project	Distance	Tenure	Median PSF	Typical size	Sales
TIVOLI GRANDE	88 m	Freehold	S$1,358	1,141 sq ft	1
ONE @ PULASAN	107 m	Freehold	S$1,559	1,636 sq ft	1
THE GLACIER	140 m	Freehold	S$1,307	2,250 sq ft	1
VENTURA VIEW	158 m	Freehold	S$1,610	441 sq ft	1
JOO CHIAT VERBENA	166 m	Freehold	S$1,437	1,475 sq ft	1
PARC BLEU	188 m	Freehold	S$1,376	1,119 sq ft	3
STRAITS RESIDENCES	197 m	Freehold	S$1,383	1,012 sq ft	1
K SUITES	197 m	Freehold	S$2,408	1,087 sq ft	5
ALPHA APARTMENTS	197 m	Freehold	S$1,075	2,465 sq ft	1
THE MINT RESIDENCES	206 m	Freehold	S$1,649	1,060 sq ft	2

Location

Nearest MRT station: Eunos MRT Station; 764 m · ~10 min walk
Nearest school: Haig Girls' School; 408 m · ~6 min walk
Nearest park: Koon Seng Park; 462 m · ~6 min walk
Nearest supermarket: Ntuc Fairprice Co-Operative Ltd; 588 m · ~8 min walk

ClaydenceMRT stationSchoolParkSupermarket

Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Add Claydence to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.