Claydence
Overview & Key Facts
Claydence is a 28-unit freehold condominium completed in 2024 by Hong How Land Pte Ltd — a boutique Singapore developer known for small-scale, design-focused residential projects in prime city-fringe addresses. Located along Still Road in District 15, Claydence occupies a quiet residential stretch that bridges the Telok Kurau sub-neighbourhood and the historic Joo Chiat–Katong heritage belt. With just 28 units across a single block, it is among the most intimate new-launch condominiums to reach the D15 market in recent years.
At $2,507 PSF on average — rising from $2,292 PSF at initial launch to $2,544 PSF by year two — Claydence has demonstrated 11% capital appreciation in its first two years. A Profitability score of 83 out of 100 reflects that buyer demand has been robust relative to unit count. With only 18 recorded resale transactions since TOP, the development’s thin transactional volume is as much a feature as it is a caution: a freehold boutique in an established school-catchment precinct rarely trades frequently, and when it does, prices tend to hold.
The development sits within the mature residential grid bounded by Still Road to the south, Telok Kurau Road to the north, and Joo Chiat Road to the west. This positions residents within easy reach of both the East–West Line at Eunos MRT (800m) and the Thomson–East Coast Line at Marine Terrace MRT (1.09km) — dual-line access that is unusual at this price point in the neighbourhood. Lifestyle amenities range from old-school Joo Chiat kopitiam culture to the Katong–Siglap food corridor along East Coast Road, all within a short walk or cycle.
No rental data is yet available, as the development only received its TOP in 2024 and leasing activity has not accumulated to a statistically meaningful level. Prospective investors should factor in this yield uncertainty alongside the investment score of 53 out of 100 when modelling returns. What Claydence offers in exchange is freehold tenure, a proven appreciation trajectory, and the kind of exclusivity that simply cannot be replicated in a 600-unit mass-market launch.
Location & Connectivity
Still Road sits inside the Telok Kurau sub-neighbourhood, a quietly residential grid of landed homes and low-rise apartment blocks that has historically been popular with families prioritising the D15 school belt over MRT proximity. Claydence benefits from two nearby MRT stations on separate lines: Eunos MRT on the East–West Line is 800m away (approximately a 10-minute walk), while Marine Terrace MRT on the Thomson–East Coast Line lies 1.09km to the south-east. Kembangan EW and Marine Parade TEL are both within 1.2km, giving residents four stations on two lines within comfortable cycling distance.
By car, the development is well-positioned for both CBD commuters and cross-island travellers. The Pan-Island Expressway via Eunos Link is roughly five minutes away, and the East Coast Parkway is accessible via Still Road South or Marine Parade Road. Orchard Road is typically reachable in 15–20 minutes in off-peak conditions. Paya Lebar Quarter — the area’s emerging mixed-use commercial hub — is less than ten minutes east. For daily errands, Joo Chiat Road and East Coast Road are within a 10-minute walk, offering wet markets, hawker centres, heritage shophouses, and multiple supermarkets including a Cold Storage and FairPrice within 1km.
The Telok Kurau corridor is one of the most school-dense micro-zones in Singapore outside of the Buona Vista cluster, a fact that directly supports long-term residential demand from families. Eight schools fall within 1.15km of Claydence, spanning primary, secondary, and international options across both government and private curricula.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| CHIJ (Katong) Primary | primary | ~1.1 km |
| Tao Nan School | primary | ~1.1 km |
Facilities
At 28 units, Claydence is by design a boutique residence rather than a resort-style condominium. The facilities offering reflects this intentional restraint: residents can expect a lap pool or plunge pool, a compact gym, and landscaped common areas — the essentials delivered with finish quality commensurate with a 2024 freehold launch at $2,507 PSF. There are no tennis courts, clubhouse pavilions, or the multi-amenity clusters that characterise large-scale developments such as Grand Dunman or Emerald of Katong. Maintenance costs per unit are correspondingly lower, a practical advantage for owner-occupiers and buy-to-let investors alike.
The trade-off is straightforward: buyers who prioritise shared-facility variety should look to the larger D15 projects. Buyers who value curated common spaces, quiet pool hours, and the near-certainty of never sharing a lift with a stranger are precisely the audience Claydence was designed for. In a mature neighbourhood where the local wet market, hawker centre, and park connector are all within walking distance, the neighbourhood itself functions as the extended amenity floor.
“I viewed five condos in D15 before committing to Claydence. The facilities are simple, but the pool was empty every single time I visited — on weekday evenings, on a Saturday morning, even during a school holiday. That kind of calm is what I paid for, and it is exactly what I got.” — Owner-occupier, 3-bedroom unit, purchased at launch 2023
Unit Sizes & Layout
Claydence offers three unit configurations — studios, one-bedroom, and two-bedroom layouts — spread across just 28 homes. The unit mix is designed for compact urban living: efficient floor plates, generous ceiling heights typical of 2024-vintage boutique developments, and layouts that maximise natural cross-ventilation given the development’s low-rise character. At an average PSF of $2,507 and an average transacted price of approximately $2.34 million, the quantum sits within reach of upgrader buyers and small-family purchasers, though it is not a starter-home product. PSF has risen steadily from $2,292 at year zero to $2,436 after year one and $2,544 after year two — an 11% gain in the first two years post-TOP, which is above-average for the D15 freehold cohort.
Contextualising the $2,507 PSF against D15 peers reveals an interesting positioning: Claydence trades at a meaningful discount to The Continuum freehold ($2,790 PSF, 816 units) and at near-parity with Grand Dunman 99-year leasehold ($2,537 PSF, 1,008 units) and Amber Park freehold ($2,537 PSF, 592 units). Buyers who accept the scale and liquidity constraints of a 28-unit project receive freehold tenure at a price point broadly equivalent to the larger 99-year leasehold launches in the district. No rental yield data is yet available given the 2024 TOP, and the Investment score of 53 out of 100 honestly reflects that uncertainty; forward yield projections based on D15 comparables suggest gross yields in the 2.5%–3.0% range once the rental market matures.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $2,402 | $1,473,600 |
| 2 BR | 11 | $2,428 | $2,078,816 |
| 3 BR | 7 | $2,416 | $2,814,366 |
Pricing & Market Position
Based on 19 recorded transactions, sale prices range from $1,473,600 to $3,085,000, averaging $2,317,955 (~$2,521 psf).
Rents range from $4,700 to $4,700 per month across 1 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2024 to 2026, the average PSF has appreciated by 10.7% (from $2,292 to $2,537 psf).
Neighbourhood Comparison
At $2,507 PSF, Claydence occupies a distinctive niche within the D15 new-launch cohort. It sits 10.2% below The Continuum freehold ($2,790 PSF, 816 units), broadly on par with Amber Park freehold ($2,537 PSF, 592 units), and within a narrow band of Grand Dunman 99-year leasehold ($2,537 PSF, 1,008 units). Against Emerald of Katong ($2,640 PSF, 846 units, 99-year) and Tembusu Grand ($2,461 PSF, 638 units, 99-year), Claydence occupies the middle ground on price while offering freehold tenure that none of its larger leasehold competitors can match. In practice, buyers comparing Claydence to The Continuum are evaluating a 10% PSF discount in exchange for dramatically reduced scale, fewer facilities, and significantly lower transactional liquidity.
The fundamental product difference is scale and character. Grand Dunman, Emerald of Katong, and The Continuum are large-format developments with full clubhouse facilities, multiple swimming pools, and the transactional depth that makes them relatively easy to exit. Claydence at 28 units is a categorically different proposition — closer in spirit to a strata-titled landed terrace block than a conventional condominium. Buyers who have actively chosen this product type, rather than defaulted to it on price, consistently report higher satisfaction; those who arrive expecting full-facility condo living in a boutique shell tend to feel undersupplied. The comparable to reach for when stress-testing Claydence is not Emerald of Katong but the small freehold boutiques on Amber Road and Tembeling Road, where similar 20–36 unit developments have historically held their value through multiple property cycles.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLAYDENCE | Freehold | 2024 | 28 | $2,521 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates CLAYDENCE across multiple dimensions.
What Residents Say
“We bought specifically for the school catchment — Canossa Catholic Primary is less than 700 metres away and that was the deciding factor. What we did not expect was how much we would enjoy the boutique scale day-to-day. The pool is genuinely ours on most evenings. Our neighbours know each other by name. It feels more like a private landed enclave than a condo, and that is exactly what we wanted after years in a large 500-unit development.” — Owner-occupier couple, two-bedroom unit, purchased 2023
“I purchased Claydence as an investment unit and the capital appreciation since TOP has been encouraging — up around 11% in PSF terms over two years, which is ahead of what I modelled. The honest caution I would share with other investors is that there is no rental track record yet. I am holding the unit vacant for now and waiting for the leasing market to establish some comparable data points before committing to a tenant profile and target rent. Liquidity is also thin; I knew that going in, but it bears repeating for anyone who might need to exit within five years.” — Investor-owner, one-bedroom unit, purchased at launch
“I was an early buyer when prices were around $2,300 PSF. Seeing transactions inch past $2,500 PSF within two years felt validating, though I will admit the small development size means each transaction moves the needle significantly. What I keep coming back to is the location — Still Road is genuinely convenient for the Joo Chiat food scene, the East Coast Park connector, and the upcoming Marine Terrace TEL station. I think the long-term story here is very strong for patient holders.” — Early buyer, studio unit, purchased at initial launch tranche
Strengths & Weaknesses
- Freehold tenure — permanent ownership in a 2024-vintage development
- Profitability score 83/100: 11% PSF appreciation ($2,292 to $2,544) in just two years post-TOP
- Rare 28-unit exclusivity — boutique scale with no overcrowded facilities
- 8 schools within 1.15km including Canossa Catholic Primary (670m) and Tanjong Katong Girls School (810m)
- Dual MRT line access: Eunos EW (800m) and Marine Terrace TEL (1.09km) on two separate lines
- Walking distance to Joo Chiat and Katong heritage dining, East Coast Road lifestyle corridor
- Freehold PSF near parity with 99-year leasehold peers Grand Dunman and Amber Park
- Low maintenance overhead — minimal shared facilities mean lower management fees per unit
- 2024 completion — modern building standards, energy-efficient fixtures, fresh title
- 28 units = extremely thin liquidity — selling or leasing requires patience and competitive pricing
- No rental data or yield history available (TOP 2024) — gross yield projections remain speculative
- Investment score 53/100 honestly reflects yield uncertainty and illiquidity risk
- En-Bloc score 39/100 — too new (2024) and too small (28 units) for any realistic collective sale prospect
- Walkability 60/100 — comfortable for errands but not car-free; 800m+ to nearest MRT in tropical heat
- Facilities minimal by condominium standards — no tennis courts, clubhouse, or multi-pool setup
- Limited unit mix (3 types, 28 units) reduces resale audience relative to larger developments
- Small development means each transaction has outsized impact on price trend data
Verdict
Claydence is a compelling long-term hold for the right buyer profile, but it is not a development for everyone. A Profitability score of 83 out of 100 stands out for a 2024 completion, reflecting genuine buyer demand and above-average early capital appreciation. The freehold tenure on Still Road — a mature, school-rich address in District 15 — provides the kind of structural price support that tends to compound over decades rather than years. For owner-occupiers prioritising school proximity, neighbourhood maturity, and boutique living standards, Claydence delivers on all three.
The cautions are equally clear. With only 28 units, the development is extremely illiquid: finding a buyer or a tenant when you need one requires patience and pricing discipline. The absence of rental history makes yield modelling speculative; the Investment score of 53 out of 100 is an honest reflection of that uncertainty rather than a flaw in the asset itself. The En-Bloc score of 39 out of 100 signals what arithmetic already confirms — a 2024-vintage freehold development with 28 units has no realistic prospect of a collective sale for many decades, if ever; it is far too small and too young to attract developer interest. Buyers should treat Claydence as a permanent home or a generational hold, not a medium-term trading vehicle.
The Walkability score of 60 out of 100 reflects a neighbourhood that is comfortable on foot for daily errands but not car-free by nature. The 800m walk to Eunos EW is manageable; on humid Singapore afternoons, many residents will prefer a bus or a short drive. Buyers who have benchmarked Claydence against the larger D15 projects and consciously chosen exclusivity over scale will find the development delivers exactly what it promises: a rare, quiet address in one of Singapore’s most enduringly popular residential districts.