Citylights stands on Jellicoe Road in District 8, directly above Lavender MRT station on the East-West Line — one of the most literal interpretations of transit-oriented living in Singapore. Developed by CapitaLand Residential and completed in 2007, the six-tower, 600-unit development scales up to 41 storeys and commands sweeping views over Kallang Basin, the Sports Hub, and the low-rise heritage streetscapes of Kampong Glam. For a city-fringe address, few condominiums deliver this combination of instant MRT access, skyline drama, and proximity to both the CBD and the East Coast corridor — all at a price point comfortably below the Core Central Region (CCR). Average transacted prices in early 2026 sit in the S$1,845–S$2,127 psf band, with the 12-month average around S$2,007 psf, making Citylights one of the more accessible high-rise options in the Rest of Central Region (RCR). This review examines what the development does well, where it demands caution, and which buyer profiles are likely to find the best fit.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 8 — the Farrer Park, Lavender, and Kallang belt — occupies a fascinating slice of Singapore's urban geography. It sits just north-east of the CBD, separated from the financial core by the Ophir–Rochor corridor and Jalan Besar, yet well within the RCR boundary that keeps it eligible for the relative affordability that CCR addresses cannot offer. The neighbourhood carries deep heritage weight: the Jalan Besar Conservation Area, Kampong Glam's Sultan Mosque and Arab Street shophouses, and the old Lavender industrial belt (now largely rezoned for mixed-use) all contribute a streetscape richness absent from many mass-market suburban estates.
Connectivity is the district's defining strength. Lavender MRT (EW11) sits at the foot of Citylights, placing residents two stops from Bugis (CC and DT interchange), three stops from City Hall, and four stops from Raffles Place — a commute that clocks in under ten minutes on most days. The Bendemeer MRT (DT23 Downtown Line), a short bus ride or cycle away, adds a second line. The Pan-Island Expressway (PIE) on-ramp at Kallang is under five minutes by car. This multi-modal richness translates directly into rental demand: international professionals, healthcare workers serving the cluster of hospitals from Tan Tock Seng to KK Women's and Children's, and young couples who want city-fringe pricing with city-core commute times all converge on this corridor.
The Kallang River rejuvenation master-plan, which the Urban Redevelopment Authority has been advancing with the A River Runs Through It exhibition and a Kampong Bugis precinct framework, is adding a further tailwind. New green promenades, waterfront F&B, and the ongoing redevelopment of the Kallang sports district create a rising-tide effect for surrounding residential assets. According to EdgeProp research, at least six condominiums in the Kallang corridor — Citylights among them — stand to benefit materially from this transformation over the medium term. Against this backdrop, Citylights is not merely a legacy development holding its ground; it is an established address in an area undergoing deliberate urban uplift.
We track 133 sales and 1011 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CITYLIGHTS dashboard.
- Average sale price: $1,615,932 across 133 transactions
- Estimated gross rental yield: 3.4%
- District 8 PSF ranking: Premium tier (top 15%)
- 99 yrs lease commencing from 2004 · RCR · D8 · 600 units
About CITYLIGHTS
CITYLIGHTS is a 99 yrs lease commencing from 2004 condominium, located at JELLICOE ROAD in District 8 (Little India) (Rest of Central Region), developed by CAPITALAND LTD, comprising 600 residential units, completed in 2007.
With approximately 77 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CITYLIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 50 | $1,790 psf | $1,126,302 |
| 2 BR | 50 | $1,840 psf | $1,587,558 |
| 3 BR | 6 | $1,671 psf | $2,194,667 |
| 4 BR | 24 | $1,639 psf | $2,349,083 |
| 5+ BR | 3 | $1,391 psf | $3,226,667 |
Sales Market Overview
CITYLIGHTS has recorded 133 sale transactions with an average transaction price of $1,615,932, ranging from $910,000 to $3,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 38 | $1,568 psf | $1,572,721 | — |
| 2022 | 19 | $1,717 psf | $1,350,146 | ↑ 9.5% |
| 2023 | 28 | $1,785 psf | $1,677,821 | ↑ 4.0% |
| 2024 | 23 | $1,879 psf | $1,573,913 | ↑ 5.3% |
| 2025 | 18 | $1,968 psf | $1,891,822 | ↑ 4.8% |
| 2026 | 7 | $2,030 psf | $1,753,000 | ↑ 3.1% |
CITYLIGHTS ranks in the top 15% of condos in District 8 by average PSF.
Compared to the RCR average of $2,049 psf, CITYLIGHTS trades 13.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
CITYLIGHTS has recorded 1011 rental transactions with monthly rents averaging $4,550/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 513 | $3,726/mo | $2,300/mo | $5,100/mo |
| 2 BR | 267 | $4,558/mo | $3,100/mo | $6,300/mo |
| 3 BR | 216 | $6,094/mo | $3,800/mo | $11,000/mo |
| 4 BR | 15 | $10,380/mo | $6,300/mo | $13,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 201 | $3,645/mo |
| 2022 | 234 | $4,338/mo |
| 2023 | 174 | $5,049/mo |
| 2024 | 163 | $4,807/mo |
| 2025 | 194 | $4,963/mo |
| 2026 | 45 | $5,063/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, CITYLIGHTS delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 8
Side-by-side comparison against the most actively traded condos in District 8 (Little India):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 407 | $2,168 psf | 426 |
| CITY SQUARE RESIDENCES | Freehold | 910 | $1,894 psf | 115 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | 305 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 481 | $1,398 psf | 91 |
| UPTOWN @ FARRER | 99 yrs lease commencing from 2017 | 356 | $1,902 psf | 75 |
Location Map
Map shows CITYLIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CITYLIGHTS
- Lavender MRT
- Bendemeer MRT
- Jalan Besar MRT
- Nicoll Highway MRT
- Kallang MRT
- St. Andrew'
- St. Andrew'
- St. Andrew'
Nearby MRT Stations
CITYLIGHTS is 110m from Lavender MRT (East-West Line), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lavender | EW11 | East-West Line | 110m |
| Bendemeer | DT23 | Downtown Line | 630m |
| Jalan Besar | DT22 | Downtown Line | 910m |
| Nicoll Highway | CC5 | Circle Line | 960m |
| Kallang | EW10 | East-West Line | 980m |
| Farrer Park | NE8 | North-East Line | 1.1 km |
| Bugis | EW12 | East-West Line | 1.1 km |
| Bugis | DT14 | Downtown Line | 1.1 km |
Nearby Schools
There are 12 schools within 2 km of CITYLIGHTS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Andrew's Junior School | Primary | 340m |
| St. Andrew's Secondary School | Secondary | 340m |
| St. Andrew's Junior College | Jc | 340m |
| Hong Wen School | Primary | 890m |
| Farrer Park Primary School | Primary | 940m |
| LASALLE College of the Arts | Tertiary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.5 km |
| Bendemeer Primary School | Primary | 1.5 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.7 km |
| School of the Arts | Jc | 1.8 km |
| CHIJ Our Lady Queen of Peace | Primary | 2.0 km |
| Singapore Management University | Tertiary | 2.0 km |
1. Unmatched MRT Connectivity. The two-minute walk (often cited as a covered link during rain) to Lavender MRT is Citylights' single most differentiated asset. In a market where buyers routinely pay S$100–S$200 psf premiums for "near MRT" status, Citylights enjoys the genuine article: step out of the lobby, cross a small plaza, and you are on the platform. For a 99-year leasehold asset, this structural connectivity advantage is as close to a durable moat as residential property offers — it will not depreciate even as the lease shortens, because the station will still be there and the line remains one of Singapore's busiest.
2. CapitaLand Quality and Scale. CapitaLand is one of Asia's largest diversified real estate groups, and Citylights reflects that pedigree in build quality and master-planning. The six towers are set on a podium with tiered recreational decks, a 50-metre lap pool, dual tennis courts, a fully equipped gym, BBQ pavilions, a KTV and music room, a steam room, and the signature Level 24 Sky Deck — a landscaped terrace with jacuzzi, outdoor fitness stations, and unobstructed panoramas over Kallang Basin and the Sports Hub. For a development now nearly two decades old, the quality of the communal facilities remains competitive with newer launches, partly because CapitaLand invested heavily in differentiated amenity programming at launch.
3. Diverse Unit Mix for Varied Budgets. The 600-unit spread covers 1-bedroom units from around 560 sq ft through to 4-bedroom and penthouse configurations at up to 3,595 sq ft. This range supports both an investor buying a compact city-fringe rental unit and an upgrader family seeking a spacious home with genuine skyline views — a breadth that keeps the resale and rental pool liquid. The median transaction price sits around S$1.9 million, with entry-level 1-bedrooms available below S$1.1 million at current market rates, providing one of the lower absolute-dollar entry points into a named RCR high-rise within two MRT stops of the CBD.
4. Elevated City Views and Sky-Terrace Architecture. CapitaLand's original marketing pitch — "sky terraces, unobstructed views for most units" — has held up well. The tallest towers reach 41 storeys, topping most surrounding buildings, and the Kallang Basin/Sports Hub aspect is unlikely to be blocked by future development given the URA's water-body setback requirements. For upper-floor units, the views towards Marina Bay from the south-west aspect are a genuine lifestyle differentiator.
5. Area Regeneration Momentum. The Kallang River corridor rejuvenation, the Kampong Bugis precinct (a low-car, waterfront-oriented mixed-use precinct planned directly north-east of Citylights), and the Jalan Besar urban renewal push collectively frame a medium-term environment where District 8 land values are expected to benefit from government-directed capital formation — a tailwind that leasehold assets can capture during their productive holding window even if they cannot bank it indefinitely.
1. Lease Decay — The Dominant Long-Term Risk. With the 99-year lease running from 2004, Citylights has approximately 77 years remaining as of 2026. This is still comfortably bankable: most lenders require at least 30 years beyond the loan tenure, and a 77-year residual leaves a long runway. However, the arithmetic of leasehold decay accelerates meaningfully past the 60-year mark. Buyers who plan to hold for more than 20–25 years, or who intend to pass the asset down a generation, should model the impact of a declining loan-to-value eligibility ceiling and the psychological discount that buyers apply to sub-60-year leasehold assets. For investors targeting a 5–10 year hold, this risk is manageable; for generational wealth planning, it is a genuine structural constraint.
2. Age and Maintenance Costs. Citylights completed its TOP in 2007, making it nearly 19 years old. While the quality of construction has held up well, ageing mechanical and electrical systems (lifts, water pumps, chillers, facade cladding) typically require significant capital expenditure in the 15–25-year band. Buyers should review the sinking fund balance and recent MCST meeting minutes before committing — an underfunded sinking fund can translate into special levies or deferred maintenance that affects tenant satisfaction and future resale values.
3. Proximity to Geylang and Noise Exposure. The eastern edge of District 8 borders Geylang, Singapore's most commercially diverse and (historically) reputationally complex neighbourhood. For some buyer profiles — particularly those seeking family-oriented suburban quiet — the location may require adjustment. The development itself is well-managed and secure, and the immediate Jellicoe Road streetscape is unremarkable office/light industrial, but the broader neighbourhood character may not suit every household.
4. Competition from Newer Launches. The RCR pipeline has delivered a series of newer, sleeker launches — Kallang Close, Kampong Bugis precinct projects, and redevelopments along Beach Road — all of which will compete for the same tenant and buyer pool. Newer launches typically command S$200–S$400 psf premiums over a 19-year-old leasehold development, which can cap Citylights' rental and resale upside in a heated new-supply environment.
5. Relatively Modest Rental Yield. At an average transacted price of approximately S$2,007 psf and median rents of roughly S$4,000–S$5,500 per month for a 1- to 2-bedroom unit, gross yields hover around 3–3.5% — below the 4–5% threshold that yield-focused investors typically target in the RCR. This is partly a reflection of the development's quality location (high capital values compress yields) but means the investment case rests primarily on capital preservation and moderate appreciation rather than strong income generation.
- ✅ CBD Professional or Expat Renter-Turned-Buyer: The two-minute walk to Lavender MRT and sub-ten-minute commute to Raffles Place or City Hall is the core value proposition for professionals working in the financial district. Rental demand from this cohort is consistent, supporting solid occupancy even during softer market cycles.
- ✅ Investor Targeting 5–10 Year Hold: With 77 years remaining, financing is unrestricted. Kallang River rejuvenation and the Kampong Bugis precinct provide a credible medium-term capital appreciation thesis. The entry price relative to CCR alternatives makes the risk-adjusted return profile attractive for a defined holding window.
- ✅ Healthcare and Education Sector Worker: Tan Tock Seng Hospital is a short bus ride away; KK Women's and Children's and Singapore General Hospital are accessible via the East-West Line. Nurses, doctors, and allied health professionals — many of whom are on fixed shift schedules where MRT reliability matters — are a natural tenant and owner base.
- ⚠️ Upgrader Family Seeking City-Fringe Views: The 3- and 4-bedroom units and penthouse configurations offer genuine family-scale living with premium views. However, the immediate neighbourhood is more commercial than residential, school catchments are less dense than suburban estates, and the age of the development means buyers should factor in higher maintenance contributions. Suits families who prioritise urbanity over suburban amenity.
- ⚠️ Long-Term (20+ Year) Owner-Occupier: Citylights is a comfortable, well-located home for the foreseeable future, but buyers planning to hold into the 2040s and beyond should model lease decay carefully. Financing constraints typically begin to bite from around year 40 of the lease (circa 2044), which is within a 20-year holding horizon. A lease top-up or en-bloc exit would be required for full value preservation, neither of which is guaranteed.
- ❌ Pure Yield Investor Prioritising Cash Flow: Gross yields of 3–3.5% leave little margin after maintenance fees, property tax, and agent commissions. Investors requiring 4%+ gross yield from their RCR allocation will find better-yielding options in other District 8 or District 14 assets, or in newer compact units in the city-fringe OCR.
Citylights earns its reputation as one of District 8's most recognisable high-rises because it solves the central trade-off of Singapore city-fringe living with unusual directness: it puts residents at the mouth of a major MRT station without asking them to pay CCR prices. The Level 24 Sky Deck, 41-storey views over Kallang Basin, and CapitaLand's construction pedigree give it a quality signature that has aged better than many contemporaries. For investors targeting a structured 5–10 year exit, the Kallang River rejuvenation story adds a credible medium-term capital catalyst on top of the structural MRT premium.
The caveats are real but well-defined. A 77-year lease is workable today; it becomes a conversation by 2040 and a constraint by 2050. The neighbourhood's industrial-heritage character requires a degree of urban taste that not every family buyer possesses. And yield-focused investors will find the 3–3.5% gross return underwhelming against the capital commitment. Weigh these factors against your holding horizon and risk profile. For the right buyer — a city professional, a medium-term RCR investor, or a healthcare worker who wants an address that eliminates the commute variable — Citylights remains a first-tier choice in a district that is only growing in strategic importance.
Use the affordability calculator to model your entry budget, the stamp duty calculator for ABSD and BSD costs, and the lease decay calculator to understand how the 77-year residual affects projected future value. Compare Citylights against other District 8 options on the property comparison tool and explore the District 8 analytics page for the latest transacted PSF, rental yield, and volume trends.
FAQ
What is the average price for CITYLIGHTS?
What is the rental yield for CITYLIGHTS?
Is CITYLIGHTS freehold or leasehold?
How close is Citylights to Lavender MRT station?
Citylights is directly adjacent to Lavender MRT (EW11) on the East-West Line, with a covered walkway connection taking approximately two minutes. Lavender MRT is three stops from City Hall and four stops from Raffles Place, giving residents a sub-ten-minute commute to the CBD core on most days.
How many years are left on the Citylights lease?
Citylights holds a 99-year leasehold tenure from 2004, leaving approximately 77 years as of 2026. This is well above the 60-year threshold at which financing typically becomes constrained, so current buyers face no immediate mortgage eligibility issues. However, buyers planning to hold for 20 or more years should use the lease decay calculator to model how the shortening residual may affect future resale value and loan eligibility.
Is Citylights suitable for families with children?
Citylights offers spacious 3- and 4-bedroom configurations and full family amenities including a 50-metre lap pool, tennis courts, and a landscaped Sky Deck. The development is well-managed and secure. However, the immediate Jellicoe Road precinct is more commercial than residential, primary school options within 1 km are limited compared to suburban estates, and the proximity to the Geylang fringe may not suit all family preferences. Families who value urban vibrancy and proximity to the CBD over a leafy suburban setting will find Citylights a strong fit.
What is the en-bloc potential for Citylights?
Citylights sits on a large 157,000 sq ft site in an area identified for long-term urban transformation, which gives it above-average en-bloc potential relative to older leasehold developments in peripheral districts. With 77 years remaining on the lease, a collective sale remains feasible from a development perspective. However, en-bloc outcomes depend on owner consensus (80% agreement threshold), market conditions, and developer appetite — none of which can be predicted with certainty. Treat en-bloc potential as an optionality upside rather than a core investment thesis.
How does Citylights compare to newer RCR launches nearby?
Newer launches in the Kallang and Jalan Besar corridor typically command S$200–S$400 psf premiums over Citylights, reflecting fresher leases, more contemporary finishes, and higher-specification smart-home features. Citylights' counter-arguments are its proven MRT integration (newer launches may be a five-to-ten minute walk away rather than two), the scale of its amenity deck, and its established rental track record. Use the property comparison tool to stack Citylights side-by-side with specific alternatives on PSF, yield, and lease remaining.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 133 transactions analysed
- Rental data: 1011 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CITYLIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 195 condo transactions recorded in District 8 over the last 12 months, 87% resale, 12% sub sale, 1% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
HDB Alternatives Nearby
Weighing CITYLIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (120m away), an upgrader gap of about $750,000
- Central Area — 4-room average $1,088,814 (590m away), an upgrader gap of about $550,000
- Geylang — 4-room average $761,443 (1.7 km away), an upgrader gap of about $850,000