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The Collective at One Sophia
by Sophia Commercial Pte. Ltd. and Sophia Residential Pte. Ltd.
📍 ONE SOPHIA 1, SOPHIA ROAD S(228149) THE COLLECTIVE AT ONE SOPHIA 1A, SOPHIA ROAD S(229508) 1B, SOPHIA ROAD S(229509)
NOW SELLING
CCR
Apartment
99-year Leasehold
269/367 units left
TOP 2029
📈 High Rental Demand Mix
🚆 Transit-Oriented: 3 mins walk to Bencoolen MRT
🏆 Prime Prestige Address
Starting From
$1,250,000
1 - 3Bedrooms
431–1249 sqftSizes
99-year LeaseholdTenure
2029TOP Year
367 UnitsTotal
27% Sold269 Left
367 Lots (1:1)Car Park Lots
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for The Collective at One Sophia.
Land Rate (GLS)
99-Year Leasehold
Developer acquisition cost
Current Status
NOW SELLING
Officially Launched & Available
Sales Progress
27% Sold (269 units left)
Based on developer inventory & URA caveats
Pricing Benchmark
$2,761 PSF
Transacted URA Caveats Benchmark
CondoWatch Intel™
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
ANALYST VERDICT
The Collective at One Sophia offers a rare freehold-alternative in D09 with strong rental demand, but its 99-year leasehold tenure and premium pricing ($2,759 PSF avg) relative to recent GLS land rates ($1,400-1,600 PSF PPR) suggest limited upside and heightened lease decay risk over a 10+ year horizon.
Key Strengths & Upside
- • Prime CCR location in D09 (Sophia Road) with walking distance to Orchard Road and Dhoby Ghaut MRT interchange, ensuring strong rental demand from expatriates and professionals.
- • Entry price range from $1.141M for a 1-bedroom unit (431 sqft) offers a relatively accessible quantum for CCR, with average PSF of $2,759—below some nearby freehold projects like Wilshire Residences ($2,800+ PSF).
- • Only 27% sold (99 of 367 units) as of launch, indicating potential for developer discounts or negotiable pricing as TOP (2029) approaches, especially with 269 unsold units.
- • District 9 consistently ranks among the top rental yield districts for CCR (gross yields ~3.0-3.5% for 1-bedders), supported by proximity to Orchard Road, CBD, and major hospitals.
Prudent Risks & Watch-Outs
- • 99-year leasehold tenure in a CCR district where freehold or 999-year properties dominate; lease decay will accelerate after 20 years, potentially widening the price gap with freehold peers and limiting capital preservation.
- • Land cost for the Sophia Road GLS site was approximately $1,400-1,600 PSF PPR (based on nearby tenders), implying a breakeven of ~$2,300-2,500 PSF; current average selling price of $2,759 PSF leaves thin margin for developer, but buyers face limited upside if market softens.
- • High absolute price quantum: even the smallest 1-bedroom unit starts at $1.141M, requiring significant capital outlay; financing constraints (TDSR, ABSD) may limit buyer pool, especially for investors.
- • Competition from nearby new launches (e.g., Wilshire Residences, Kopar at Newton) and resale freehold options in D09 could pressure resale prices and rental rates upon TOP in 2029, especially if supply overhang persists.
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Quick Take
- The Collective at One Sophia trades at $2,761psf, 5% above the D09 average of $2,628psf.
- 🚆 Transit-Oriented: 3 mins walk to Bencoolen MRT.
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; prestige-district buyers prioritising address and top-tier schools.
The Collective at One Sophia 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 |
|---|---|---|---|---|
| StudioMost traded | 431 sqft | 34 | $2,728 | $1,174,500 |
| 1 Bedroom | 452 sqft | 24 | $2,763 | $1,249,250 |
| 1 Bedroom | 484 sqft | 10 | $2,832 | $1,371,900 |
| 1 Bedroom | 549 sqft | 3 | $2,731 | $1,499,333 |
| 1 Bedroom | 646 sqft | 2 | $2,790 | $1,802,000 |
| 1 Bedroom | 667 sqft | 10 | $2,692 | $1,796,500 |
| 2 Bedroom | 764 sqft | 13 | $2,833 | $2,164,846 |
| 3 Bedroom | 1023 sqft | 2 | $2,839 | $2,903,000 |
📈 High Rental Demand Mix
98% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,174,500.
- 1 Bedroom50%
- Studio35%
- 2 Bedroom13%
- 3 Bedroom2%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near The Collective at One Sophia (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
Phase 2C Priority
Within 1 km (1 School)
-
St. Margaret'S School (Primary) Highest Balloting Priority580m · 7 min
Phase 2C Supplementary
1 km – 2 km (4 Schools)
-
Farrer Park Primary School1296m · 16 min
-
Anglo-Chinese School (Junior)1346m · 17 min
-
River Valley Primary School1733m · 22 min
-
St. Joseph'S Institution Junior1958m · 24 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- School Of The Arts, Singapore Mixed Level (S1-Jc2) 228m · 3 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
The Collective at One Sophia Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- DT21 Bencoolen 210m · 3 min
- CC2 Bras Basah 441m · 6 min
- DT13 Rochor 449m · 6 min
- NS24 NE6 CC1 Dhoby Ghaut 476m · 6 min
- EW12 DT14 Bugis 612m · 8 min
- NE7 DT12 Little India 718m · 9 min
Nearby Malls
- Sim Lim Square407m
- OG Albert Complex443m
- Bugis+475m
- Plaza Singapura566m
- Bugis Junction615m
- Funan1023m
Supermarkets
- Kosher Shop289m
- Fairprice503m
- Iroha Mart564m
- Cold Storage564m
- Cold Storage665m
- Market Place836m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
The Collective at One Sophia Master Plan & Location Map
The Collective at One Sophia and MRT stations within walking distance.
The Collective at One Sophia Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Max 75% for a first housing loan, tenure ≤30yr not past age 65.
Indicative only — actual rates depend on lender, profile and TDSR.
Estimated Monthly Instalment
S$ 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.
The Collective at One Sophia URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
Low Floor (1–5)
$2,718 psf
23 txns
Mid Floor (6–15)
$2,750 psf
53 txns
High Floor (16+)
$2,832 psf
22 txns
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Jun-26 | 01-05 | 452 | 42 | $1,248,000 | $2,760 | $29,714 | Strata | New Sale |
| May-26 | 06-10 | 452 | 42 | $1,235,000 | $2,732 | $29,405 | Strata | New Sale |
| Apr-26 | 11-15 | 452 | 42 | $1,264,000 | $2,796 | $30,095 | Strata | New Sale |
| Apr-26 | 06-10 | 764 | 71 | $2,215,000 | $2,898 | $31,197 | Strata | New Sale |
| Mar-26 | 16-20 | 431 | 40 | $1,238,000 | $2,875 | $30,950 | Strata | New Sale |
| Mar-26 | 16-20 | 452 | 42 | $1,289,000 | $2,851 | $30,690 | Strata | New Sale |
| Mar-26 | 06-10 | 452 | 42 | $1,247,000 | $2,758 | $29,690 | Strata | New Sale |
| Feb-26 | 16-20 | 764 | 71 | $2,290,000 | $2,997 | $32,254 | Strata | New Sale |
| Jan-26 | 01-05 | 484 | 45 | $1,363,000 | $2,814 | $30,289 | Strata | New Sale |
| Dec-25 | 06-10 | 764 | 71 | $2,158,000 | $2,824 | $30,394 | Strata | New Sale |
| Dec-25 | 06-10 | 764 | 71 | $2,114,000 | $2,766 | $29,775 | Strata | New Sale |
| Nov-25 | 06-10 | 452 | 42 | $1,235,000 | $2,732 | $29,405 | Strata | New Sale |
| Nov-25 | 06-10 | 1023 | 95 | $2,892,000 | $2,828 | $30,442 | Strata | New Sale |
| Oct-25 | 01-05 | 452 | 42 | $1,227,000 | $2,714 | $29,214 | Strata | New Sale |
| Oct-25 | 11-15 | 452 | 42 | $1,269,000 | $2,807 | $30,214 | Strata | New Sale |
| Oct-25 | 01-05 | 484 | 45 | $1,363,000 | $2,814 | $30,289 | Strata | New Sale |
| Sep-25 | 01-05 | 452 | 42 | $1,227,000 | $2,714 | $29,214 | Strata | New Sale |
| Sep-25 | 16-20 | 452 | 42 | $1,288,000 | $2,849 | $30,667 | Strata | New Sale |
| Aug-25 | 16-20 | 452 | 42 | $1,278,000 | $2,827 | $30,429 | Strata | New Sale |
| Aug-25 | 11-15 | 452 | 42 | $1,268,000 | $2,805 | $30,190 | Strata | New Sale |
| Aug-25 | 11-15 | 452 | 42 | $1,251,000 | $2,767 | $29,786 | Strata | New Sale |
| Jul-25 | 16-20 | 667 | 62 | $1,885,000 | $2,824 | $30,403 | Strata | New Sale |
| May-25 | 06-10 | 646 | 60 | $1,809,000 | $2,801 | $30,150 | Strata | New Sale |
| May-25 | 16-20 | 452 | 42 | $1,283,000 | $2,838 | $30,548 | Strata | New Sale |
| Apr-25 | 01-05 | 549 | 51 | $1,492,000 | $2,718 | $29,255 | Strata | New Sale |
| Feb-25 | 01-05 | 549 | 51 | $1,492,000 | $2,718 | $29,255 | Strata | New Sale |
| Feb-25 | 06-10 | 1023 | 95 | $2,914,000 | $2,850 | $30,674 | Strata | New Sale |
| Feb-25 | 16-20 | 452 | 42 | $1,273,000 | $2,816 | $30,310 | Strata | New Sale |
| Jan-25 | 06-10 | 764 | 71 | $2,132,000 | $2,790 | $30,028 | Strata | New Sale |
| Jan-25 | 16-20 | 431 | 40 | $1,208,000 | $2,805 | $30,200 | Strata | New Sale |
| Jan-25 | 11-15 | 431 | 40 | $1,173,000 | $2,724 | $29,325 | Strata | New Sale |
| Jan-25 | 06-10 | 452 | 42 | $1,231,000 | $2,723 | $29,310 | Strata | New Sale |
| Jan-25 | 06-10 | 484 | 45 | $1,361,000 | $2,810 | $30,244 | Strata | New Sale |
| Jan-25 | 16-20 | 667 | 62 | $1,893,000 | $2,836 | $30,532 | Strata | New Sale |
| Jan-25 | 01-05 | 484 | 45 | $1,351,000 | $2,789 | $30,022 | Strata | New Sale |
| Dec-24 | 01-05 | 484 | 45 | $1,378,000 | $2,845 | $30,622 | Strata | New Sale |
| Dec-24 | 06-10 | 549 | 51 | $1,514,000 | $2,758 | $29,686 | Strata | New Sale |
| Dec-24 | 06-10 | 431 | 40 | $1,165,000 | $2,706 | $29,125 | Strata | New Sale |
| Dec-24 | 06-10 | 431 | 40 | $1,165,000 | $2,706 | $29,125 | Strata | New Sale |
| Dec-24 | 01-05 | 452 | 42 | $1,198,000 | $2,650 | $28,524 | Strata | New Sale |
| Dec-24 | 16-20 | 452 | 42 | $1,270,000 | $2,809 | $30,238 | Strata | New Sale |
| Dec-24 | 16-20 | 764 | 71 | $2,186,000 | $2,861 | $30,789 | Strata | New Sale |
| Dec-24 | 16-20 | 452 | 42 | $1,260,000 | $2,787 | $30,000 | Strata | New Sale |
| Dec-24 | 11-15 | 431 | 40 | $1,181,000 | $2,743 | $29,525 | Strata | New Sale |
| Nov-24 | 11-15 | 667 | 62 | $1,833,000 | $2,746 | $29,565 | Strata | New Sale |
| Nov-24 | 06-10 | 667 | 62 | $1,749,000 | $2,621 | $28,210 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,161,000 | $2,696 | $29,025 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,157,000 | $2,687 | $28,925 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,153,000 | $2,678 | $28,825 | Strata | New Sale |
| Nov-24 | 01-05 | 431 | 40 | $1,141,000 | $2,650 | $28,525 | Strata | New Sale |
| Nov-24 | 16-20 | 431 | 40 | $1,218,000 | $2,829 | $30,450 | Strata | New Sale |
| Nov-24 | 01-05 | 431 | 40 | $1,145,000 | $2,659 | $28,625 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,198,000 | $2,782 | $29,950 | Strata | New Sale |
| Nov-24 | 01-05 | 431 | 40 | $1,143,000 | $2,654 | $28,575 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,149,000 | $2,668 | $28,725 | Strata | New Sale |
| Nov-24 | 11-15 | 452 | 42 | $1,234,000 | $2,729 | $29,381 | Strata | New Sale |
| Nov-24 | 16-20 | 452 | 42 | $1,265,000 | $2,798 | $30,119 | Strata | New Sale |
| Nov-24 | 06-10 | 452 | 42 | $1,214,000 | $2,685 | $28,905 | Strata | New Sale |
| Nov-24 | 16-20 | 431 | 40 | $1,213,000 | $2,817 | $30,325 | Strata | New Sale |
| Nov-24 | 01-05 | 431 | 40 | $1,141,000 | $2,650 | $28,525 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,161,000 | $2,696 | $29,025 | Strata | New Sale |
| Nov-24 | 01-05 | 484 | 45 | $1,348,000 | $2,783 | $29,956 | Strata | New Sale |
| Nov-24 | 01-05 | 764 | 71 | $2,125,000 | $2,781 | $29,930 | Strata | New Sale |
| Nov-24 | 06-10 | 764 | 71 | $2,139,000 | $2,799 | $30,127 | Strata | New Sale |
| Nov-24 | 06-10 | 764 | 71 | $2,196,000 | $2,874 | $30,930 | Strata | New Sale |
| Nov-24 | 06-10 | 764 | 71 | $2,203,000 | $2,883 | $31,028 | Strata | New Sale |
| Nov-24 | 06-10 | 484 | 45 | $1,398,000 | $2,886 | $31,067 | Strata | New Sale |
| Nov-24 | 11-15 | 484 | 45 | $1,413,000 | $2,917 | $31,400 | Strata | New Sale |
| Nov-24 | 01-05 | 484 | 45 | $1,351,000 | $2,789 | $30,022 | Strata | New Sale |
| Nov-24 | 06-10 | 667 | 62 | $1,734,000 | $2,598 | $27,968 | Strata | New Sale |
| Nov-24 | 01-05 | 667 | 62 | $1,719,000 | $2,576 | $27,726 | Strata | New Sale |
| Nov-24 | 16-20 | 431 | 40 | $1,208,000 | $2,805 | $30,200 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,198,000 | $2,782 | $29,950 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,149,000 | $2,668 | $28,725 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,169,000 | $2,715 | $29,225 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,157,000 | $2,687 | $28,925 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,173,000 | $2,724 | $29,325 | Strata | New Sale |
| Nov-24 | 06-10 | 431 | 40 | $1,153,000 | $2,678 | $28,825 | Strata | New Sale |
| Nov-24 | 16-20 | 764 | 71 | $2,178,000 | $2,850 | $30,676 | Strata | New Sale |
| Nov-24 | 06-10 | 484 | 45 | $1,393,000 | $2,876 | $30,956 | Strata | New Sale |
| Nov-24 | 01-05 | 667 | 62 | $1,709,000 | $2,561 | $27,565 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,177,000 | $2,733 | $29,425 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,181,000 | $2,743 | $29,525 | Strata | New Sale |
| Nov-24 | 16-20 | 431 | 40 | $1,203,000 | $2,794 | $30,075 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,169,000 | $2,715 | $29,225 | Strata | New Sale |
| Nov-24 | 11-15 | 431 | 40 | $1,177,000 | $2,733 | $29,425 | Strata | New Sale |
| Nov-24 | 16-20 | 431 | 40 | $1,203,000 | $2,794 | $30,075 | Strata | New Sale |
| Nov-24 | 01-05 | 431 | 40 | $1,143,000 | $2,654 | $28,575 | Strata | New Sale |
| Nov-24 | 16-20 | 431 | 40 | $1,218,000 | $2,829 | $30,450 | Strata | New Sale |
| Nov-24 | 01-05 | 431 | 40 | $1,145,000 | $2,659 | $28,625 | Strata | New Sale |
| Nov-24 | 06-10 | 764 | 71 | $2,082,000 | $2,724 | $29,324 | Strata | New Sale |
| Nov-24 | 06-10 | 667 | 62 | $1,790,000 | $2,682 | $28,871 | Strata | New Sale |
| Nov-24 | 06-10 | 452 | 42 | $1,206,000 | $2,668 | $28,714 | Strata | New Sale |
| Nov-24 | 06-10 | 452 | 42 | $1,222,000 | $2,703 | $29,095 | Strata | New Sale |
| Nov-24 | 01-05 | 764 | 71 | $2,125,000 | $2,781 | $29,930 | Strata | New Sale |
| Nov-24 | 06-10 | 667 | 62 | $1,770,000 | $2,652 | $28,548 | Strata | New Sale |
| Nov-24 | 01-05 | 646 | 60 | $1,795,000 | $2,780 | $29,917 | Strata | New Sale |
| Nov-24 | 16-20 | 667 | 62 | $1,883,000 | $2,821 | $30,371 | Strata | New Sale |
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Frequently Asked Questions about The Collective at One Sophia
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of The Collective at One Sophia?
Units at The Collective at One Sophia have indicative prices starting from $1,250,000, with transacted URA caveats averaging $2,761 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to The Collective at One Sophia?
The nearest MRT station to The Collective at One Sophia is Bencoolen MRT (DT21), located approximately 210m (3 min walk) from the development.
What is the tenure and estimated TOP date for The Collective at One Sophia?
The Collective at One Sophia is a 99-year Leasehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2029.
Who is the developer of The Collective at One Sophia?
The Collective at One Sophia is developed by Sophia Commercial Pte. Ltd. and Sophia Residential Pte. Ltd..
Which primary schools are within 1km of The Collective at One Sophia?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: St. Margaret'S School (Primary).
Where can I get the official floor plans and e-brochure for The Collective at One Sophia?
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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