Resale Project Scorecard
Eden Residences Capitol
D06 · City Hall, Clarke Quay · 99-year leasehold · completed 2016 · 39 units
Grade D, 3.87 out of 10, the 2nd highest score among 2 resale condos in District 6.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 84 yrs
- Resales, 12 months to Oct 2026
- 1
- To City Hall MRT
- 100 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Eden Residences Capitol Score
- D
- Grade
- Score out of 10
- 3.87
- Highest score among 2 resale condos in District 6
- 2nd
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%3/10
Avg Ann. of +0.29% — below-median performance vs same-vintage peers (30th percentile of 2016-era cohort).
The island median is 6/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The island median is 7/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
39 units — very small project; niche product with thin resale market.
The island median is 3/10.
MRT Proximity13%10/10
100 m from City Hall MRT (NS25 / EW13) — direct, walk-in MRT access. Strong commuter appeal.
The island median is 8/10.
Rental Yield10%0/10
Rental yield of 1.94% — weak income return.
The island median is 4/10.
Tenure10%8/10
99YR tenure — about 84 years remaining — no near-term decay concern.
The island median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.66km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The island median is 3/10.
Scores updated October 2026. On the map →
Why Eden Residences Capitol scores 3.87
Eden Residences Capitol scores 3.87 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2313th of 2,350 resale condos scored in Singapore and 2nd of 2 in District 6 (City Hall, Clarke Quay). Its strongest factors are MRT Proximity (10/10) and Tenure (8/10); its weakest is Rental Yield (0/10).
| Factor | This condoEden Residences Capitol | IslandIsland median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 6/10 | −0.75 | 9% of all |
| Primary School Effect20% | 2/10 | 7/10 | −1.00 | 9% of all |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of all |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 84% of all |
| Rental Yield10% | 0/10 | 4/10 | −0.40 | 0% of all |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of all |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 18% of all |
Medians are across the 2,350 scored resale projects in Singapore. “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Eden Residences Capitol and a median-profile project (6.00). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Eden Residences Capitol Prices
- Median PSF
- $3,346
- Median price
- $10.1M
- Resale
- 1
Past transactions at Eden Residences Capitol
12 resales, Nov 2021 to Oct 2026 · median $3,469 psf · $7,441,000 to $19,750,000 · 2 of the 3 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 5 Mar 2026 | 11 Stamford Road | 7 | #07-03033BR | 3BR | 3,003 | $3,346 | $10,050,000 | Resale |
| 7 Oct 2025 | 11 Stamford Road | 4 | #04-04043BR | 3BR | 2,304 | $3,230 | $7,441,000 | Resale |
| 9 Jan 2025 | 11 Stamford Road | 4 | #04-01014BR | 4BR | 3,412 | $3,722 | $12,700,000 | Resale |
| 23 Dec 2024 | 11 Stamford Road | 11 | #11-03035BR | 5BR | 5,802 | $3,404 | $19,750,000 | Resale |
| 14 Nov 2024 | 11 Stamford Road | 9 | #09-05054BR | 4BR | 3,369 | $3,265 | $11,000,000 | Resale |
| 25 Apr 2023 | 11 Stamford Road | 9 | #09-03033BR | 3BR | 3,003 | $3,558 | $10,685,262 | Resale |
| 10 Feb 2023 | 11 Stamford Road | 5 | #05-04043BR | 3BR | 3,068 | $3,488 | $10,700,000 | Resale |
| 19 Jan 2023 | 11 Stamford Road | 6 | #06-04044BR | 4BR | 3,057 | $3,587 | $10,966,600 | Resale |
| 14 Sep 2022 | 11 Stamford Road | 8 | #08-05054BR | 4BR | 3,369 | $3,882 | $13,080,000 | Resale |
| 1 Sep 2022 | 11 Stamford Road | 11 | #11-02023BR | 3BR | 4,112 | $3,843 | $15,800,000 | Resale |
Show as a table
| Period | Sales | Median PSF |
|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — |
| Feb–Apr 2022 | — | — |
| May–Jul 2022 | 1 | — |
| Aug–Oct 2022 | 2 | $3,863 psf |
| Nov 2022 – Jan 2023 | 1 | — |
| Feb–Apr 2023 | 2 | $3,523 psf |
| May–Jul 2023 | — | — |
| Aug–Oct 2023 | — | — |
| Nov 2023 – Jan 2024 | — | — |
| Feb–Apr 2024 | — | — |
| May–Jul 2024 | — | — |
| Aug–Oct 2024 | — | — |
| Nov 2024 – Jan 2025 | 3 | $3,404 psf |
| Feb–Apr 2025 | — | — |
| May–Jul 2025 | — | — |
| Aug–Oct 2025 | 1 | — |
| Nov 2025 – Jan 2026 | — | — |
| Feb–Apr 2026 | 1 | — |
| May–Jul 2026 | — | — |
| Aug–Oct 2026 | — | — |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Eden Residences Capitol Rent
- Median rent a month
- $19,000 to $24,000
- Rental contracts
- 9
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 3-bedroom | $19,000 | $14,650 to $22,600 | 6 |
| 4-bedroom | $24,000 | — | 3 |
Rental contracts at Eden Residences Capitol
9 contracts, Sep 2025 to Aug 2026 · median $22,800 a month · $12,500 to $26,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jun 2026 | 3BR | 3,500 to 3,600 sq ft | $23,500 |
| Jun 2026 | 4BR | 3,300 to 3,400 sq ft | $23,500 |
| May 2026 | 3BR | 2,100 to 2,200 sq ft | $16,000 |
| May 2026 | 3BR | 2,700 to 2,800 sq ft | $22,000 |
| Feb 2026 | 4BR | 3,300 to 3,400 sq ft | $24,000 |
| Nov 2025 | 3BR | 2,100 to 2,200 sq ft | $12,500 |
| Oct 2025 | 3BR | 2,100 to 2,200 sq ft | $14,200 |
| Oct 2025 | 3BR | 3,500 to 3,600 sq ft | $22,800 |
| Sep 2025 | 4BR | 3,300 to 3,400 sq ft | $26,000 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Eden Residences Capitol By stack
- Highest, stack 05
- $3,574 psf
- Lowest, stack 03
- $3,404 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 03 | $3,404 psf | 3,003 sq ft | Levels 7 to 11 | 3 |
| 04 | $3,469 psf | 3,062 sq ft | Levels 4 to 10 | 4 |
| 05 | $3,574 psf | 3,369 sq ft | Levels 8 to 9 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Eden Residences Capitol Notes
How these numbers are worked out
- Grade D places Eden Residences Capitol in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the island median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (3/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is City Hall MRT (NS25 / EW13), 100 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Eden Residences Capitol for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.