Skywaters Residences
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Skywaters Residences.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Skywaters Residences sets a new benchmark for ultra-luxury pricing in Singapore's CBD, with average PSF of $5,878 and quantum exceeding $11.6M, targeting a narrow pool of ultra-high-net-worth buyers; while the 99-year leasehold tenure and lack of immediate school/transit data raise questions, the project's scarcity and prime location may justify the premium for those seeking a trophy asset.
- • Prime CCR location at 8 Shenton Way, in the heart of Singapore's financial district, offering unparalleled connectivity to Raffles Place and Marina Bay.
- • Ultra-luxury positioning with only 190 units, ensuring exclusivity and potential for price appreciation in a supply-constrained market.
- • Large format units (1,798 to 7,761 sqft) cater to affluent families and investors seeking spacious residences in a land-scarce market.
- • Strong developer track record by Perennial Holdings, known for integrated developments like Capitol Singapore, which may enhance project quality and resale value.
- • 99-year leasehold tenure in CCR may deter buyers seeking freehold assets for long-term wealth preservation, potentially impacting resale value as the lease decays.
- • Extremely high entry price (average $5,878 PSF) limits the buyer pool to ultra-high-net-worth individuals, reducing liquidity and increasing holding risk.
- • Lack of immediate data on transit and schools within 1-2km raises concerns about family-friendliness and rental demand from expatriate families with children.
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Quick Take
- Skywaters Residences trades at $5,824psf, 132% above the D01 average of $2,506psf.
- 🚆 Transit-Oriented: 2 mins walk to Tanjong Pagar MRT.
- Best suited to own-stay families needing space.
Skywaters Residences 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 BedroomMost traded | 1798 sqft | 1 | $6,501 | $11,687,000 |
| Penthouse | 2088 sqft | 1 | $5,498 | $11,480,000 |
| Penthouse | 2099 sqft | 1 | $5,947 | $12,482,340 |
| Penthouse | 2896 sqft | 1 | $5,001 | $14,480,000 |
| Penthouse | 2949 sqft | 1 | $5,880 | $17,343,000 |
| Penthouse | 5285 sqft | 1 | $5,841 | $30,870,000 |
| Penthouse | 7761 sqft | 1 | $6,100 | $47,342,000 |
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units.
- Penthouse86%
- 4 Bedroom14%
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
Skywaters Residences Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- EW15 Tanjong Pagar 191m · 2 min
- TE19 Shenton Way 360m · 5 min
- TE18 Maxwell 610m · 8 min
- DT17 Telok Ayer 650m · 8 min
- DT16 Downtown 693m · 9 min
- NS27 CC32 TE20 Marina Bay 798m · 10 min
Nearby Malls
- 100 AM476m
- Marina Square514m
- Chinatown Point1009m
- People's Park Complex1023m
- People's Park Centre1116m
- Marina Bay Sands1665m
Supermarkets
- Little Farms256m
- Atas Palate284m
- Japanholic284m
- Cold Storage396m
- Ap430m
- Fairprice Finest459m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Skywaters Residences Master Plan & Location Map
Skywaters Residences and MRT stations within walking distance.
Skywaters Residences Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Skywaters Residences URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Sep-26 | 26-30 | 2088 | 194 | $11,480,000 | $5,498 | $59,175 | Strata | New Sale |
| Jul-26 | 51-55 | 2949 | 274 | $17,343,000 | $5,880 | $63,296 | Strata | New Sale |
| May-26 | 36-40 | 2896 | 269 | $14,480,000 | $5,001 | $53,829 | Strata | New Sale |
| Apr-26 | 26-30 | 2099 | 195 | $12,482,340 | $5,947 | $64,012 | Strata | New Sale |
| Oct-25 | 26-30 | 1798 | 167 | $11,687,000 | $6,501 | $69,982 | Strata | New Sale |
| Jun-25 | 51-55 | 5285 | 491 | $30,870,000 | $5,841 | $62,872 | Strata | New Sale |
| May-24 | 56-60 | 7761 | 721 | $47,342,000 | $6,100 | $65,662 | Strata | New Sale |
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Frequently Asked Questions about Skywaters Residences
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Skywaters Residences?
Units at Skywaters Residences have indicative prices starting from From $11,480,000, with transacted URA caveats averaging $5,824 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Skywaters Residences?
The nearest MRT station to Skywaters Residences is Tanjong Pagar MRT (EW15), located approximately 191m (2 min walk) from the development.
What is the tenure and estimated TOP date for Skywaters Residences?
Skywaters Residences is a 99-year Leasehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2028.
Who is the developer of Skywaters Residences?
Skywaters Residences is developed by Perennial Holdings.
Are there primary schools within 1km of Skywaters Residences?
There are currently no primary schools within 1km of Skywaters Residences. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for Skywaters Residences?
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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