Camelot By-the-water
Overview & Key Facts
Camelot By-The-Water occupies one of Singapore’s most distinctive waterfront addresses: a quiet stretch of Tanjong Rhu Road where the Kallang Basin opens out toward the Marina Reservoir. Developed by Centrepoint Properties and completed in 2001, it is a boutique 99-unit development on a 99-year lease commencing 1996 — placing it firmly in the early wave of Tanjong Rhu waterfront projects that defined the pocket’s premium character.
The development sits in District 15 (RCR) but in practice feels like its own micro-neighbourhood. Tanjong Rhu Road is a through-road rather than a destination, and Camelot’s position on the water side gives it direct sightlines across the reservoir toward the Sports Hub and city skyline beyond — a view profile that newer, taller developments in the vicinity have not fully replicated because of how the coastline bends.
With 99 units across a relatively compact site, Camelot operates at a density that most modern launches cannot match. Recent transaction data underscores the premium positioning: the median transacted price sits at S$5,000,000 with an average PSF of around S$1,739 — reflecting the development’s unusually large unit sizes rather than a stratospheric PSF ask.
Location & Connectivity
Camelot’s MRT situation is the single biggest variable for prospective buyers. The nearest station is Stadium MRT on the Circle Line, approximately 0.6 km away, with Tanjong Rhu MRT (Thomson-East Coast Line) roughly the same distance. Both stations are technically within walking range on a cool evening, but the walk crosses arterial roads and tropical weather makes the daily commute a harder sell than the raw distance suggests. Our walkability score of 30/100 reflects this car-oriented profile.
For drivers, the picture shifts materially. The ECP is a minute away, Nicoll Highway is the natural CBD route, and Marina Bay / Raffles Place is a 7–10 minute drive in off-peak conditions. Paya Lebar, Katong, and Mountbatten are all within a 10-minute drive. This is classic RCR positioning — good enough for daily CBD work, close enough to the east coast for weekends.
For everyday retail, residents typically drive to Parkway Parade or Kallang Wave Mall at the Singapore Sports Hub, both under 10 minutes away. The Sports Hub itself is a genuine asset — the indoor stadium, aquatic centre, and waterfront park connector are directly accessible, and the Kallang Basin promenade offers a rare continuous waterfront jogging loop unavailable in most RCR pockets.
Schools & Education
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | ~1.5 km |
| St. Andrew's Junior School | primary | ~2.0 km |
Facilities
Being a 99-unit boutique, Camelot does not compete on the sheer facility breadth that mega-developments like The Minton or Grand Dunman offer. What it delivers instead is a more exclusive, lower-pressure amenity experience. The swimming pool, gym, BBQ pits, and landscaped garden areas are sized for the resident count — meaning you are unlikely to find the pool deck fully occupied on a weekend afternoon.
The waterfront orientation is the real facility. Units on the water-facing stacks enjoy panoramic views of the Kallang Basin — a view type that is effectively irreplaceable given the limited land supply along this stretch. The development’s low-rise profile (relative to newer high-rises like Waterfront) means view preservation is less of a concern than in denser pockets of the district.
“Living here feels like being on a perpetual holiday — the waterfront views, the quiet, and the proximity to the Sports Hub are a combination that is very hard to find elsewhere in Singapore.”
— Resident sentiment compiled from PropertyGuru reviews
For buyers accustomed to the exhaustive amenity lists of 2023+ launches, Camelot will feel relatively pared-back. For buyers who prioritise space, quiet, and view quality over facility breadth, the trade is straightforward and often welcome.
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $3,300,000 to $6,710,000, averaging $4,939,923 (~$1,739 psf).
Rents range from $6,500 to $19,200 per month across 66 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.1% (from $1,441 to $1,960 psf).
Neighbourhood Comparison
The direct District 15 comparisons paint a clear picture. Grand Dunman averages around S$2,537 PSF with a fresh 99-year lease from 2022 — newer, MRT-adjacent (Dakota), but with no waterfront profile and dramatically smaller unit sizes. Emerald of Katong (S$2,640 PSF) and Tembusu Grand (S$2,462 PSF) offer similar new-launch trade-offs: fresh leases, modern fittings, but none of the waterfront character or quantum-to-size ratio that Camelot delivers.
The closer spiritual comparables are the other Tanjong Rhu waterfront developments: Waterfront Bayside, Pebble Bay, and Costa Rhu. Camelot sits toward the more exclusive end of this cluster given its boutique 99-unit count. Freehold alternatives like Amber Park (S$2,538 PSF) and The Continuum (S$2,790 PSF) offer tenure permanence but trade away the waterfront view and move the buyer inland toward the Amber Road cluster. For buyers specifically chasing the Kallang Basin frontage with a lower PSF entry, Camelot remains one of the few realistic options.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CAMELOT BY-THE-WATER | 99 yrs lease commencing from 1996 | 2001 | 99 | $1,739 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
Lease Decay Analysis
The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CAMELOT BY-THE-WATER across multiple dimensions.
What Residents Say
“The waterfront views are the real selling point — you cannot get this view profile anywhere else in the district at this size.”
— Resident commentary via PropertyGuru
“Quiet and low-density. You rarely see anyone at the pool which is either a plus or minus depending on what you want from a condo.”
— Resident commentary compiled from EdgeProp
“MRT is not a pleasant walk, especially with groceries. If you don’t drive, think hard about whether the view is worth it.”
— Resident commentary compiled from PropertyGuru
The resident sentiment pattern is consistent: the waterfront lifestyle is the headline draw, low density is appreciated, and MRT access is the one reliable criticism. The development is typically spoken of in the same breath as Waterfront Bayside, Pebble Bay, and Costa Rhu as part of the Tanjong Rhu waterfront cluster — each with a slightly different character and price point.
Strengths & Weaknesses
- Genuine Kallang Basin waterfront frontage — view profile hard to replicate
- Boutique 99-unit density — quiet, uncrowded facilities
- Large unit sizes (2,500–3,000 sqft typical) vs new-launch norms
- Direct park connector access to Sports Hub and Marina Reservoir
- Lower PSF (~$1,739) vs new D15 launches ($2,400–$2,800 PSF)
- Central RCR location with fast CBD access by car
- Stadium MRT (CCL) and Tanjong Rhu MRT (TEL) both within ~0.6 km
- Low-rise profile protects water-facing views long-term
- 69 years remaining on 99-year lease — decay clock is meaningful
- Walkability score 30/100 — MRT walk not comfortable daily
- Modest gross yield at ~2.71% — not a yield play
- Small facility set vs mega-condo alternatives
- Fittings dated — most units need renovation unless recently redone
- High absolute quantum (~$4.94M avg) narrows buyer pool
- Lease drops below 60 years within a decade — loan tenure tightens
- No MRT adjacency premium vs newer D15 launches
Verdict
Camelot By The Water is a specific proposition for a specific buyer. If you value waterfront living, large unit sizes, a quiet boutique feel, and direct Sports Hub access — and you either drive or are comfortable with a 10-minute walk to MRT — the development is genuinely hard to replicate elsewhere. The quantum is high, but on a PSF basis it looks considerably more reasonable than the S$2,400–S$2,800 PSF being asked at newer District 15 launches like Grand Dunman, Emerald of Katong, and The Continuum.
The trade-offs are real. At 69 years of remaining lease, the clock is ticking in a way that shapes exit strategy: within a decade the lease will drop below 60 years (max loan tenure tightens), and CPF usage restrictions become more meaningful. Buyers with a 20+ year holding horizon need to think carefully about resale audience at that point — by 2046, the development will be approaching the 50-year lease threshold that materially narrows the buyer pool.
For own-stay buyers who want to enjoy the waterfront for 10–15 years and have the means to pay cash-heavy, Camelot is compelling. For pure investors focused on yield and liquidity, the 2.71% gross yield and the lease decay profile suggest better risk-adjusted options exist in the same district.