THE SOVEREIGN is a freehold development along MEYER ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 87 units and is TOP 1993.
This profile draws on 11 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 15 (Katong / Joo Chiat), the immediate context for THE SOVEREIGN is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 11 sales and 80 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SOVEREIGN dashboard.
- Average sale price: $7,008,182 across 11 transactions
- Estimated gross rental yield: 1.8%
- District 15 PSF ranking: Premium tier (top 5%)
- Freehold tenure · RCR · D15 · 87 units
About THE SOVEREIGN
THE SOVEREIGN is a freehold condominium, located at MEYER ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by THAKRAL LAND PTE LTD, comprising 87 residential units, completed in 1993.
As a freehold property, THE SOVEREIGN does not face lease decay concerns.
Sales Market Overview
THE SOVEREIGN has recorded 11 sale transactions with an average transaction price of $7,008,182, ranging from $5,800,000 to $8,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,215 psf | $5,840,000 | — |
| 2023 | 2 | $2,332 psf | $6,150,000 | ↑ 5.3% |
| 2024 | 3 | $2,519 psf | $7,800,000 | ↑ 8.0% |
| 2025 | 4 | $2,417 psf | $7,187,500 | ↓ 4.0% |
| 2026 | 1 | $2,579 psf | $6,800,000 | ↑ 6.7% |
THE SOVEREIGN ranks in the top 5% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, THE SOVEREIGN trades 18.5% above the segment benchmark.
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Rental Market Overview
THE SOVEREIGN has recorded 80 rental transactions with monthly rents averaging $10,353/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 80 | $10,353/mo | $7,000/mo | $18,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $8,473/mo |
| 2022 | 12 | $9,796/mo |
| 2023 | 16 | $11,544/mo |
| 2024 | 16 | $11,022/mo |
| 2025 | 14 | $11,454/mo |
| 2026 | 2 | $9,900/mo |
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Investment Analysis
Based on average rents and sale prices, THE SOVEREIGN delivers an estimated gross rental yield of 1.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows THE SOVEREIGN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SOVEREIGN
- Tanjong Katong MRT
- Katong Park MRT
- Dakota MRT
- Tanjong Katong Primary School
- CHIJ (Katong) Primary
- Tao Nan School
Nearby MRT Stations
THE SOVEREIGN is 860m from Tanjong Katong MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Katong | TE25 | Thomson-East Coast Line | 860m |
| Katong Park | TE24 | Thomson-East Coast Line | 950m |
| Dakota | CC8 | Circle Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of THE SOVEREIGN.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Primary School | Primary | 1.2 km |
| CHIJ (Katong) Primary | Primary | 1.3 km |
| Tao Nan School | Primary | 1.3 km |
| Broadrick Secondary School | Secondary | 1.5 km |
| EtonHouse International School (Broadrick) | International | 1.5 km |
| Canadian International School (Tanjong Katong) | International | 1.5 km |
| Haig Girls' School | Primary | 1.6 km |
| Tanjong Katong Girls' School | Secondary | 1.6 km |
| One World International School (Mountbatten) | International | 1.8 km |
| Geylang Methodist School (Secondary) | Secondary | 1.9 km |
| Geylang Methodist School (Primary) | Primary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 87 units, THE SOVEREIGN keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Tanjong Katong Primary School sits about 1.19km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.86km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 11 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE SOVEREIGN sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 11 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THE SOVEREIGN?
What is the rental yield for THE SOVEREIGN?
Is THE SOVEREIGN freehold or leasehold?
How far is the nearest MRT from THE SOVEREIGN?
What is the tenure of THE SOVEREIGN?
How does THE SOVEREIGN compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SOVEREIGN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 80 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 THE SOVEREIGN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.