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apartment · 178884

Eden Residences Capitol

Project page · 99-year lease from 2011

Indicative value range
S$10,883,857 – S$11,325,824
Indicative mid S$10,965,080 · S$3,407 psf

Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Mar 2026Eden Residences Capitol06-103,003 sqftS$10,050,000S$3,347 psf×1.018S$3,408 psf
Oct 2025Eden Residences Capitol01-052,303 sqftS$7,441,000S$3,230 psf×1.024S$3,308 psf
Jan 2025Eden Residences Capitol01-053,412 sqftS$12,700,000S$3,722 psf×1.035S$3,853 psf
Nov 2024Eden Residences Capitol06-103,369 sqftS$11,000,000S$3,265 psf×1.043S$3,406 psf

How accurate is this estimate for Eden Residences Capitol?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.57% gross yield

S$282,000 of rent a year against the estimate above · 1.23 points below flats like it

Leases signed here within a quarter of this size run about S$23,500 a month, the middle of 2 of them.

In the core central region, leasehold flats with 80 to 89 years of lease left yield 3.80%, from 22 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026>3000 sqft3Non-landed PropertiesS$42,000
Q3 2026>3000 sqft3Non-landed PropertiesS$25,000
Q2 2026>3000 sqft3Non-landed PropertiesS$23,500
Q2 2026>3000 sqft4Non-landed PropertiesS$23,500
Q2 20262700-2800 sqft3Non-landed PropertiesS$22,000
Q2 20262100-2200 sqft3Non-landed PropertiesS$16,000
Q1 2026>3000 sqft4Non-landed PropertiesS$24,000
Q4 2025>3000 sqft3Non-landed PropertiesS$22,800

median of 2 URA rental contracts at Eden Residences Capitol within a quarter of 299 sqm, since 2025Q4.

Buying or selling at S$10,965,080?

Buying: Stamp duty on S$10,965,080 · Cash and CPF needed on S$10,965,080 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$10,965,080.

Each opens with this figure filled in; change anything there.

Primary schools near 11 Stamford Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Eden Residences Capitol · 06-10 · Apartment · 84 years left
3,003 sqftS$10,050,000S$3,347 psf
Oct 2025
Eden Residences Capitol · 01-05 · Apartment · 84 years left
2,303 sqftS$7,441,000S$3,230 psf
Jan 2025
Eden Residences Capitol · 01-05 · Apartment · 85 years left
3,412 sqftS$12,700,000S$3,722 psf
Dec 2024
Eden Residences Capitol · 11-15 · Apartment · 85 years left
5,802 sqftS$19,750,000S$3,404 psf
Nov 2024
Eden Residences Capitol · 06-10 · Apartment · 85 years left
3,369 sqftS$11,000,000S$3,265 psf
Apr 2023
Eden Residences Capitol · 06-10 · Apartment · 87 years left
3,003 sqftS$10,685,262S$3,558 psf
Feb 2023
Eden Residences Capitol · 01-05 · Apartment · 87 years left
3,068 sqftS$10,700,000S$3,488 psf
Jan 2023
Eden Residences Capitol · 06-10 · Apartment · 87 years left
3,057 sqftS$10,966,600S$3,587 psf
Sept 2022
Eden Residences Capitol · 06-10 · Apartment · 87 years left
3,369 sqftS$13,080,000S$3,882 psf
Sept 2022
Eden Residences Capitol · 11-15 · Apartment · 87 years left
4,112 sqftS$15,800,000S$3,843 psf
May 2022
Eden Residences Capitol · 06-10 · Apartment · 88 years left
3,068 sqftS$10,584,600S$3,450 psf
Nov 2021
Eden Residences Capitol · 06-10 · Apartment · 88 years left
3,369 sqftS$10,500,000S$3,117 psf

Sale prices as filed in caveats.

Where the lease takes this

About 83 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years78 yearsS$10,065,516S$11,031,669S$11,113,143S$12,246,240
10 years73 yearsS$9,541,067S$11,460,598S$11,630,508S$14,123,111
20 years63 yearsS$8,924,369S$12,876,511S$13,261,143S$19,554,392

On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.