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Cape Royale
by Ho Bee Land
📍 25 Cove Way Singapore 098209
NOW SELLING
CCR
Condominium
99-year Leasehold
96/302 units left
TOP 2013
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
Indicative Starting From
From $3,180,000
Indicative launch estimate · Subject to confirmation
3 - 4Bedrooms
1679–4812 sqftSizes
99-year LeaseholdTenure
2013TOP Year
302 UnitsTotal
68% Sold96 Left
302 Lots (1:1)Car Park Lots
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Cape Royale.
Land Rate (GLS)
99-Year Leasehold
Developer acquisition cost
Current Status
NOW SELLING
Officially Launched & Available
Sales Progress
68% Sold (96 units left)
Based on developer inventory & URA caveats
Pricing Benchmark
$2,216 PSF
Transacted URA Caveats Benchmark
CondoWatch Intel™
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
ANALYST VERDICT
Cape Royale is a 99-year leasehold luxury condo in Sentosa Cove with a 2013 TOP, now 11 years old, offering large 3-4 bedders at an average resale PSF of $2,219—a steep discount to the $2,500–$3,000 PSF typical of new CCR launches, but the leasehold tenure in a predominantly freehold enclave and a persistent overhang of 96 unsold units create a challenging exit narrative.
Key Strengths & Upside
- • Entry PSF of $2,219 (avg) is 20–30% below recent new launch CCR averages, providing a tangible price buffer for a 99-year leasehold product in a prime district.
- • Large unit sizes (1,679–4,812 sqft) cater to families seeking spacious layouts, a rarity in newer CCR projects where 3-bedders often start below 1,000 sqft.
- • Sentosa Cove's limited supply of waterfront homes and the government's restriction on new condo launches in the Cove since 2010 support long-term scarcity value.
- • Rental demand from expatriate families and high-net-worth individuals in the Cove can generate gross yields of 3–3.5% on current pricing, partially offsetting leasehold decay.
Prudent Risks & Watch-Outs
- • 99-year leasehold tenure in a location where many comparable Sentosa Cove properties are freehold or 999-year, which may cap capital appreciation and deter some resale buyers.
- • 96 unsold units (32% of total) from a 2013 TOP project indicate slow absorption; developer discounts or bulk sales could pressure resale prices in the short term.
- • Transit connectivity is weak—no MRT within walking distance; reliance on cars and buses adds to ownership costs and reduces appeal for non-drivers.
- • Schools within 1–2 km are not specified, but Sentosa Cove lacks primary schools within 1 km, making it less ideal for families with young children requiring P1 registration priority.
Instant WhatsApp Property Intelligence
Have a specific question about Cape Royale?
Tap any prompt below to query our connected Project Core Team bot on WhatsApp for instant numbers & floorplans:
Quick Take
- Cape Royale trades at $2,216psf, 20% above the D04 average of $1,849psf.
- 🛍️ Sentosa Boardwalk is the nearest mall, 2538m away.
- Best suited to own-stay families needing space.
Cape Royale Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 4 Bedroom | 1679 sqft | 17 | $2,147 | $3,604,529 |
| 4 Bedroom | 1722 sqft | 12 | $2,100 | $3,617,378 |
| Penthouse | 1905 sqft | 23 | $2,218 | $4,225,783 |
| PenthouseMost traded | 2508 sqft | 41 | $2,253 | $5,649,450 |
| Penthouse | 2530 sqft | 13 | $2,203 | $5,573,600 |
| Penthouse | 2691 sqft | 1 | $2,023 | $5,445,000 |
| Penthouse | 2712 sqft | 1 | $2,031 | $5,508,000 |
| Penthouse | 3014 sqft | 1 | $2,058 | $6,204,000 |
| Penthouse | 3111 sqft | 2 | $2,935 | $9,129,000 |
| Penthouse | 3143 sqft | 1 | $2,609 | $8,200,000 |
| Penthouse | 3434 sqft | 1 | $2,082 | $7,150,000 |
| Penthouse | 4768 sqft | 4 | $2,198 | $10,479,525 |
| Penthouse | 4812 sqft | 1 | $2,291 | $11,021,600 |
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units. 100% of transacted units are 3-Bedroom or larger.
- Penthouse75%
- 4 Bedroom25%
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
Cape Royale Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
No MRT found nearby.
Nearby Malls
- Sentosa Boardwalk2538m
Supermarkets
- Cold Storage541m
- Cold Storage605m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Cape Royale Master Plan & Location Map
Cape Royale and MRT stations within walking distance.
Cape Royale Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Max 75% for a first housing loan, tenure ≤30yr not past age 65.
Indicative only — actual rates depend on lender, profile and TDSR.
Estimated Monthly Instalment
S$ 0
Loan: —
Down payment: —
Estimates only. Down payment shown as total — cash vs CPF split varies. Consult a mortgage advisor for binding figures.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Car loans, personal loans, other mortgages, credit card min. sums, etc.
Buyer's Stamp Duty (BSD)
S$ 0
Additional Buyer's Stamp Duty (ABSD)
S$ 0
Total stamp duty: —
TDSR: —
—
Indicative only, based on IRAS BSD/ABSD rates and MAS's 55% TDSR threshold. Actual duties/eligibility depend on your full financial profile — consult a conveyancing lawyer or mortgage advisor.
Cape Royale URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
Low Floor (1–5)
$2,144 psf
12 txns
Mid Floor (6–15)
$2,200 psf
83 txns
High Floor (16+)
$2,310 psf
23 txns
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Jul-26 | 11-15 | 1722 | 160 | $3,180,000 | $1,846 | $19,875 | Strata | Resale |
| Jun-26 | 11-15 | 1722 | 160 | $3,700,000 | $2,148 | $23,125 | Strata | Resale |
| Nov-25 | 01-05 | 2508 | 233 | $5,574,000 | $2,222 | $23,923 | Strata | Resale |
| Oct-25 | 11-15 | 1905 | 177 | $4,217,000 | $2,213 | $23,825 | Strata | Resale |
| Oct-25 | 16-20 | 2508 | 233 | $6,061,000 | $2,417 | $26,013 | Strata | Resale |
| Jul-25 | 06-10 | 2508 | 233 | $5,472,000 | $2,182 | $23,485 | Strata | Resale |
| Jul-25 | 11-15 | 1905 | 177 | $4,396,000 | $2,307 | $24,836 | Strata | Resale |
| Jul-25 | 01-05 | 2508 | 233 | $5,339,000 | $2,129 | $22,914 | Strata | Resale |
| May-25 | 01-05 | 2530 | 235 | $5,540,000 | $2,190 | $23,574 | Strata | Resale |
| Apr-25 | 16-20 | 2508 | 233 | $5,656,000 | $2,255 | $24,275 | Strata | Resale |
| Apr-25 | 06-10 | 2508 | 233 | $5,649,700 | $2,253 | $24,248 | Strata | Resale |
| Mar-25 | 06-10 | 2508 | 233 | $5,867,260 | $2,339 | $25,181 | Strata | Resale |
| Feb-25 | 16-20 | 4768 | 443 | $10,437,000 | $2,189 | $23,560 | Strata | Resale |
| Feb-25 | 06-10 | 2508 | 233 | $5,924,000 | $2,362 | $25,425 | Strata | Resale |
| Jan-25 | 06-10 | 2508 | 233 | $5,707,000 | $2,276 | $24,494 | Strata | Resale |
| Oct-24 | 16-20 | 3111 | 289 | $9,548,000 | $3,069 | $33,038 | Strata | Resale |
| Oct-24 | 06-10 | 1722 | 160 | $3,639,540 | $2,113 | $22,747 | Strata | Resale |
| Aug-24 | 01-05 | 2508 | 233 | $5,417,000 | $2,160 | $23,249 | Strata | Resale |
| Jul-24 | 06-10 | 2508 | 233 | $5,460,000 | $2,177 | $23,433 | Strata | Resale |
| May-24 | 11-15 | 1905 | 177 | $4,257,000 | $2,234 | $24,051 | Strata | Resale |
| Apr-24 | 16-20 | 1905 | 177 | $4,271,000 | $2,242 | $24,130 | Strata | Resale |
| Apr-24 | 11-15 | 1722 | 160 | $3,669,000 | $2,130 | $22,931 | Strata | Resale |
| Apr-24 | 11-15 | 2508 | 233 | $5,825,000 | $2,323 | $25,000 | Strata | Resale |
| Apr-24 | 01-05 | 1722 | 160 | $3,550,000 | $2,061 | $22,188 | Strata | Resale |
| Apr-24 | 11-15 | 1905 | 177 | $4,230,000 | $2,220 | $23,898 | Strata | Resale |
| Mar-24 | 01-05 | 2691 | 250 | $5,445,000 | $2,023 | $21,780 | Strata | Resale |
| Mar-24 | 11-15 | 1905 | 177 | $4,368,000 | $2,293 | $24,678 | Strata | Resale |
| Feb-24 | 11-15 | 1905 | 177 | $4,288,000 | $2,251 | $24,226 | Strata | Resale |
| Feb-24 | 16-20 | 1905 | 177 | $4,410,000 | $2,315 | $24,915 | Strata | Resale |
| Jan-24 | 11-15 | 2508 | 233 | $5,661,000 | $2,257 | $24,296 | Strata | Resale |
| Nov-23 | 11-15 | 1679 | 156 | $3,578,000 | $2,131 | $22,936 | Strata | Resale |
| Nov-23 | 11-15 | 1905 | 177 | $4,204,000 | $2,207 | $23,751 | Strata | Resale |
| Nov-23 | 11-15 | 2508 | 233 | $6,100,000 | $2,432 | $26,180 | Strata | Resale |
| Oct-23 | 06-10 | 1722 | 160 | $3,659,000 | $2,125 | $22,869 | Strata | Resale |
| Sep-23 | 06-10 | 1905 | 177 | $4,150,000 | $2,178 | $23,446 | Strata | Resale |
| Aug-23 | 11-15 | 2508 | 233 | $5,802,000 | $2,313 | $24,901 | Strata | Resale |
| Aug-23 | 06-10 | 1722 | 160 | $3,639,000 | $2,113 | $22,744 | Strata | Resale |
| Jul-23 | 11-15 | 2508 | 233 | $5,783,000 | $2,306 | $24,820 | Strata | Resale |
| Jul-23 | 11-15 | 1905 | 177 | $4,163,000 | $2,185 | $23,520 | Strata | Resale |
| Jul-23 | 06-10 | 2508 | 233 | $5,726,000 | $2,283 | $24,575 | Strata | Resale |
| Jul-23 | 06-10 | 1722 | 160 | $3,718,000 | $2,159 | $23,238 | Strata | Resale |
| Jun-23 | 11-15 | 2508 | 233 | $5,744,700 | $2,291 | $24,655 | Strata | Resale |
| Jun-23 | 11-15 | 1722 | 160 | $3,690,000 | $2,143 | $23,062 | Strata | Resale |
| Jun-23 | 11-15 | 2508 | 233 | $5,680,000 | $2,265 | $24,378 | Strata | Resale |
| Jun-23 | 11-15 | 1722 | 160 | $3,680,000 | $2,137 | $23,000 | Strata | Resale |
| May-23 | 11-15 | 2530 | 235 | $5,726,000 | $2,264 | $24,366 | Strata | Resale |
| May-23 | 01-05 | 1905 | 177 | $4,199,000 | $2,204 | $23,723 | Strata | Resale |
| May-23 | 16-20 | 4768 | 443 | $10,858,500 | $2,277 | $24,511 | Strata | Resale |
| Apr-23 | 11-15 | 1905 | 177 | $4,300,000 | $2,257 | $24,294 | Strata | Resale |
| Apr-23 | 01-05 | 2530 | 235 | $5,521,000 | $2,183 | $23,494 | Strata | Resale |
| Apr-23 | 16-20 | 2508 | 233 | $5,717,000 | $2,280 | $24,536 | Strata | Resale |
| Mar-23 | 06-10 | 2508 | 233 | $5,527,000 | $2,204 | $23,721 | Strata | Resale |
| Mar-23 | 11-15 | 2508 | 233 | $5,624,000 | $2,242 | $24,137 | Strata | Resale |
| Mar-23 | 06-10 | 2508 | 233 | $5,550,000 | $2,213 | $23,820 | Strata | Resale |
| Mar-23 | 11-15 | 1679 | 156 | $3,568,000 | $2,125 | $22,872 | Strata | Resale |
| Mar-23 | 11-15 | 2508 | 233 | $5,534,200 | $2,207 | $23,752 | Strata | Resale |
| Mar-23 | 06-10 | 2508 | 233 | $5,509,000 | $2,197 | $23,644 | Strata | Resale |
| Mar-23 | 06-10 | 1679 | 156 | $3,560,400 | $2,120 | $22,823 | Strata | Resale |
| Mar-23 | 16-20 | 2508 | 233 | $5,655,300 | $2,255 | $24,272 | Strata | Resale |
| Feb-23 | 11-15 | 2508 | 233 | $5,581,700 | $2,226 | $23,956 | Strata | Resale |
| Feb-23 | 11-15 | 2508 | 233 | $5,762,000 | $2,297 | $24,730 | Strata | Resale |
| Feb-23 | 06-10 | 1905 | 177 | $4,300,000 | $2,257 | $24,294 | Strata | Resale |
| Feb-23 | 01-05 | 2712 | 252 | $5,508,000 | $2,031 | $21,857 | Strata | Resale |
| Feb-23 | 16-20 | 2508 | 233 | $5,736,000 | $2,287 | $24,618 | Strata | Resale |
| Feb-23 | 11-15 | 2530 | 235 | $5,682,000 | $2,246 | $24,179 | Strata | Resale |
| Feb-23 | 06-10 | 1905 | 177 | $4,067,000 | $2,135 | $22,977 | Strata | Resale |
| Jan-23 | 11-15 | 2508 | 233 | $5,601,000 | $2,233 | $24,039 | Strata | Resale |
| Jan-23 | 16-20 | 2508 | 233 | $5,700,000 | $2,273 | $24,464 | Strata | Resale |
| Jan-23 | 11-15 | 2508 | 233 | $5,564,000 | $2,218 | $23,880 | Strata | Resale |
| Jan-23 | 16-20 | 2508 | 233 | $5,980,700 | $2,385 | $25,668 | Strata | Resale |
| Jan-23 | 16-20 | 2530 | 235 | $5,623,000 | $2,223 | $23,928 | Strata | Resale |
| Jan-23 | 06-10 | 2508 | 233 | $5,544,900 | $2,211 | $23,798 | Strata | Resale |
| Dec-22 | 11-15 | 1679 | 156 | $3,640,500 | $2,168 | $23,337 | Strata | Resale |
| Dec-22 | 16-20 | 4768 | 443 | $10,515,600 | $2,205 | $23,737 | Strata | Resale |
| Dec-22 | 01-05 | 1905 | 177 | $4,162,000 | $2,185 | $23,514 | Strata | Resale |
| Nov-22 | 16-20 | 3143 | 292 | $8,200,000 | $2,609 | $28,082 | Strata | Resale |
| Nov-22 | 06-10 | 2530 | 235 | $5,497,000 | $2,173 | $23,391 | Strata | Resale |
| Nov-22 | 01-05 | 2530 | 235 | $5,498,000 | $2,174 | $23,396 | Strata | Resale |
| Nov-22 | 06-10 | 1679 | 156 | $3,620,200 | $2,156 | $23,206 | Strata | Resale |
| Oct-22 | 06-10 | 1679 | 156 | $3,610,100 | $2,150 | $23,142 | Strata | Resale |
| Oct-22 | 11-15 | 1905 | 177 | $4,340,600 | $2,278 | $24,523 | Strata | Resale |
| Oct-22 | 01-05 | 2508 | 233 | $5,434,500 | $2,167 | $23,324 | Strata | Resale |
| Oct-22 | 06-10 | 2508 | 233 | $5,526,500 | $2,204 | $23,719 | Strata | Resale |
| Oct-22 | 06-10 | 1679 | 156 | $3,610,100 | $2,150 | $23,142 | Strata | Resale |
| Sep-22 | 06-10 | 2530 | 235 | $5,516,400 | $2,181 | $23,474 | Strata | Resale |
| Sep-22 | 06-10 | 2508 | 233 | $5,452,900 | $2,174 | $23,403 | Strata | Resale |
| Sep-22 | 11-15 | 1679 | 156 | $3,650,600 | $2,174 | $23,401 | Strata | Resale |
| Sep-22 | 06-10 | 2530 | 235 | $5,425,000 | $2,145 | $23,085 | Strata | Resale |
| Sep-22 | 06-10 | 1679 | 156 | $3,571,500 | $2,127 | $22,894 | Strata | Resale |
| Sep-22 | 11-15 | 2508 | 233 | $5,636,900 | $2,248 | $24,193 | Strata | Resale |
| Sep-22 | 11-15 | 1679 | 156 | $3,670,800 | $2,186 | $23,531 | Strata | Resale |
| Sep-22 | 11-15 | 2530 | 235 | $5,533,000 | $2,187 | $23,545 | Strata | Resale |
| Sep-22 | 11-15 | 2530 | 235 | $5,700,400 | $2,254 | $24,257 | Strata | Resale |
| Sep-22 | 16-20 | 4812 | 447 | $11,021,600 | $2,291 | $24,657 | Strata | Resale |
| Aug-22 | 06-10 | 2508 | 233 | $5,471,300 | $2,182 | $23,482 | Strata | Resale |
| Aug-22 | 06-10 | 2530 | 235 | $5,590,000 | $2,210 | $23,787 | Strata | Resale |
| Aug-22 | 11-15 | 1679 | 156 | $3,660,700 | $2,180 | $23,466 | Strata | Resale |
| Aug-22 | 11-15 | 1679 | 156 | $3,630,400 | $2,162 | $23,272 | Strata | Resale |
| Aug-22 | 06-10 | 1679 | 156 | $3,571,500 | $2,127 | $22,894 | Strata | Resale |
| Aug-22 | 06-10 | 2508 | 233 | $5,544,900 | $2,211 | $23,798 | Strata | Resale |
| Aug-22 | 06-10 | 1679 | 156 | $3,620,200 | $2,156 | $23,206 | Strata | Resale |
| Jul-22 | 16-20 | 3111 | 289 | $8,710,000 | $2,800 | $30,138 | Strata | Resale |
| Jul-22 | 06-10 | 1679 | 156 | $3,528,000 | $2,101 | $22,615 | Strata | Resale |
| Jul-22 | 11-15 | 1905 | 177 | $4,300,000 | $2,257 | $24,294 | Strata | Resale |
| Jul-22 | 16-20 | 4768 | 443 | $10,107,000 | $2,120 | $22,815 | Strata | Resale |
| Jul-22 | 16-20 | 3434 | 319 | $7,150,000 | $2,082 | $22,414 | Strata | Resale |
| Jul-22 | 11-15 | 1905 | 177 | $4,132,400 | $2,169 | $23,347 | Strata | Resale |
| Jul-22 | 11-15 | 1679 | 156 | $3,588,000 | $2,137 | $23,000 | Strata | Resale |
| Jul-22 | 16-20 | 2530 | 235 | $5,605,000 | $2,216 | $23,851 | Strata | Resale |
| Jul-22 | 11-15 | 1722 | 160 | $3,637,000 | $2,112 | $22,731 | Strata | Resale |
| Jul-22 | 06-10 | 1905 | 177 | $4,067,000 | $2,135 | $22,977 | Strata | Resale |
| Jul-22 | 11-15 | 1905 | 177 | $4,093,000 | $2,148 | $23,124 | Strata | Resale |
| Jul-22 | 11-15 | 2508 | 233 | $5,525,000 | $2,203 | $23,712 | Strata | Resale |
| Jul-22 | 11-15 | 1905 | 177 | $4,133,000 | $2,169 | $23,350 | Strata | Resale |
| Jul-22 | 16-20 | 3014 | 280 | $6,204,000 | $2,058 | $22,157 | Strata | Resale |
| Jul-22 | 11-15 | 1679 | 156 | $3,598,000 | $2,143 | $23,064 | Strata | Resale |
| Jun-22 | 16-20 | 1905 | 177 | $4,145,000 | $2,176 | $23,418 | Strata | Resale |
| Jun-22 | 16-20 | 1722 | 160 | $3,647,000 | $2,118 | $22,794 | Strata | Resale |
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Frequently Asked Questions about Cape Royale
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Cape Royale?
Units at Cape Royale have indicative prices starting from From $3,180,000, with transacted URA caveats averaging $2,216 PSF. Official prices vary depending on stack, floor level, and layout configuration.
What is the tenure and estimated TOP date for Cape Royale?
Cape Royale is a 99-year Leasehold Condo development with an estimated Temporary Occupation Permit (TOP) date of 2013.
Who is the developer of Cape Royale?
Cape Royale is developed by Ho Bee Land.
Are there primary schools within 1km of Cape Royale?
There are currently no primary schools within 1km of Cape Royale. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for Cape Royale?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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