Cape Royale Price Guide 2026: PSF, Transactions and What Drives the Premium
Last updated: September 2026 · By Kaeden Ong, Assistant Division Director, ERA Realty Network
The most common question I get about Cape Royale is not "is it nice". It's "what is a fair Cape Royale price, and why hasn't it moved?" This post answers that with the caveats, not the brochure. For the full picture of the project and who it suits, start with my Cape Royale buyer's guide; this one is purely about the numbers.
See the full Cape Royale project page — availability elevation chart, unit mix, floor plans and the latest transacted prices, refreshed daily.
Recent Cape Royale transactions
Here are the most recent public caveats, all figures approximate:
| Date | Type | Size | Price | PSF |
|---|---|---|---|---|
| Nov 2025 | 2BR | 2,509 sq ft | S$5.57m | S$2,222 |
| Oct 2025 | 3BR | 1,906 sq ft | S$4.22m | S$2,212 |
| Oct 2025 | 2BR | 2,508 sq ft | S$6.06m | S$2,417 |
| Jul 2025 | 2BR | 2,508 sq ft | S$5.47m | S$2,182 |
| Jul 2025 | 2BR | 2,508 sq ft | S$5.34m | S$2,129 |
| Jul 2025 | 3BR | 1,906 sq ft | S$4.40m | S$2,306 |
| Oct 2024 | — | 3,111 sq ft | — | S$3,069 |
Prices, charts and information are for reference only and may be subject to change without prior notice. This material does not constitute financial or investment advice.
Three things stand out. The same 2,508 sq ft two-bedroom layout transacted four times in five months, from S$2,129 to S$2,417 psf — a S$720,000 spread on identical floor area, and the clearest demonstration of how much floor and view matter here. The 1,906 sq ft three-bedder traded at S$2,306 psf in July and S$2,212 psf in October: two different units and views, so read it as a range, not a decline. And the October 2024 high-water mark of S$3,069 psf is the ceiling for the very best stock, not a comparable for a mid-floor unit.
The Cape Royale PSF band
Strip the outlier out and the working numbers are:
- Average: roughly S$2,250 psf
- Band: S$2,130 to S$2,420 psf for typical 2- and 3-bedroom stock
- Ceiling: S$3,000+ psf for exceptional high-floor, sea-facing units
When a seller says their unit is "worth S$2,600 psf", the caveats disagree unless it offers something the November 2025 buyer at S$2,222 psf did not get.
Why Cape Royale PSF has been flat since 2022
Cape Royale completed in 2013, but the developer — Pinnacle (Sentosa), the Ho Bee Land and IOI Properties joint venture — held all 302 units as a rental portfolio for nine years. The first 50 units were only released for sale in July 2022 at about S$2,100–2,200 psf: a 1,679 sq ft three-bedder at S$3.528m (S$2,101 psf), a 4,768 sq ft penthouse at S$10.107m (S$2,120 psf). More than 40 sold in the first month; roughly 75% of the 60 released had sold by September 2022.
Four years later the average is around S$2,250 psf. There are structural reasons it has barely moved:
- The developer is still the largest seller. With a pool of unsold and previously tenanted units, the developer sets the reference price. Resale sellers cannot price far above it.
- Buyers were owner-occupiers, not flippers. Caveats show 52.1% Singaporean, 29.9% PR, 17.1% foreigner and 0.9% company buyers, mostly buying to live in. Owner-occupiers do not list aggressively a year later.
- Seller's Stamp Duty now runs four years. Since 4 July 2025, SSD is 16% / 12% / 8% / 4% in years one to four. Nobody who bought in 2022–2025 is in a hurry to sell, so resale supply stays thin and prices sticky.
- Lease decay is a quiet drag. 99 years from April 2008 leaves roughly 81 years. Not a problem yet, but it caps how far buyers will stretch against freehold alternatives.
Flat is not the same as weak. A new CCR launch in 2026 typically asks S$3,000+ psf for a far smaller unit. At S$2,250 psf you pay for space, not momentum. More on that trade-off in Cape Royale vs a CCR new launch.
Cape Royale price by unit type
Quantum matters more than PSF when you are signing the cheque:
| Unit type | Typical size | Transacted / asking | Notes |
|---|---|---|---|
| 3BR (compact) | ~1,679–1,906 sq ft | ~S$3.49m asking; S$4.22–4.40m transacted for 1,906 sq ft | Entry point. The 1,679 sq ft type launched at S$3.528m in 2022 |
| 2BR (large) | ~2,508 sq ft | S$5.34–6.06m | Oversized two-bedders; effectively a 3BR footprint |
| 3BR / 4BR (large) | up to ~2,713 sq ft | up to ~S$7.6m asking | Most of the project sits here |
| Penthouse | ~2,939–4,672 sq ft (one at 4,768 sq ft) | From ~S$7.5m; 4,768 sq ft launched at S$10.107m | Only 10 in the project |
Prices, charts and information are for reference only and may be subject to change without prior notice. This material does not constitute financial or investment advice.
Unit sizes run from about 883 to 4,768 sq ft overall, but the bulk of what trades is 1,900–2,700 sq ft.
Stamp duty worked example: S$5.5m purchase
Take a large 2- or 3-bedder at S$5.5m, mid-range for recent transactions.
Buyer's Stamp Duty is tiered: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5m and 6% above S$3m. On S$5.5m that is approximately S$269,600, payable by everyone.
Additional Buyer's Stamp Duty is where profiles diverge:
| Buyer | ABSD rate | ABSD on S$5.5m | Total stamp duty (BSD + ABSD) |
|---|---|---|---|
| Singapore Citizen, 1st property | 0% | S$0 | ~S$269,600 |
| Singapore PR, 1st property | 5% | S$275,000 | ~S$544,600 |
| Singapore Citizen, 2nd property | 20% | S$1,100,000 | ~S$1,364,600 |
| Singapore PR, 2nd+ property | 15% | S$825,000 | ~S$1,094,600 |
| Foreigner | 60% | S$3,300,000 | ~S$3,569,600 |
Prices, charts and information are for reference only and may be subject to change without prior notice. This material does not constitute financial or investment advice.
Nationals of the USA, Switzerland, Norway, Iceland and Liechtenstein are treated as Singapore Citizens under free trade agreements, so a first-time American buyer pays the S$269,600 BSD and nothing more. Full breakdown in Cape Royale for foreigners and ABSD. With 75% LTV on a first loan, cash-on-hand for a S$5.5m unit is S$1.375m down payment plus stamp duty at minimum.
What drives the Cape Royale premium
Three factors explain most of the spread within the band.
Floor
Towers run up to 18 storeys. Higher floors clear the tree line and neighbouring blocks, and the gap between a low and high floor of the same stack is typically the difference between the bottom and top of the band.
View
Cape Royale sits at the tip of Cove Way facing the Southern Islands and the marina. Sea-facing units pushed the 2,508 sq ft layout to S$2,417 psf and the 3,111 sq ft unit past S$3,000 psf; pool-facing and inward-facing units transact at the lower end. The sea view cannot be built out, so the market pays for it consistently.
Stack
Same size, same floor, different orientation means different sun, noise and resale audience. I cover this in Cape Royale floor plans and best stacks. For pricing: the best stacks hold value through flat markets; the weaker stacks are where you negotiate. Condition matters less than in older Sentosa Cove projects — this is a 2013 building and many units are developer-fresh — but it still pays to inspect.
How to read a fair Cape Royale price
My checklist for any listing:
- Anchor to the band, not the ask. S$2,250 psf is the midpoint. Anything above S$2,420 psf needs a high floor and a sea view to justify it.
- Find the nearest caveat by size. Compare a 2,508 sq ft unit with the four 2,508 sq ft trades, not with a 1,906 sq ft three-bedder.
- Adjust for floor and view, then stop. Do not pay for "potential" or the Greater Southern Waterfront. That is a 10–20 year story and it is not in a 2026 caveat.
- Check who the seller is. The developer's current release price is your reference for a like-for-like unit.
- Price the exit. Sentosa Cove is thin on volume. A unit at the top of the band on a weaker stack is the hardest thing to resell in a flat market.
Frequently asked questions
What is the current Cape Royale price per square foot? Recent caveats average roughly S$2,250 psf, within a band of about S$2,130–2,420 psf. A 3,111 sq ft unit reached S$3,069 psf in October 2024, the project's high-water mark.
How much does a Cape Royale unit cost in 2026? Asking prices run from about S$3.49m to S$7.6m for 3- and 4-bedders. Recent transactions include a 1,906 sq ft three-bedroom at S$4.22m and 2,508 sq ft two-bedrooms at S$5.34–6.06m. Penthouses start from about S$7.5m.
Why has the Cape Royale price stayed flat since 2022? The developer released units from July 2022 at S$2,100–2,200 psf and remains the reference seller; most buyers were owner-occupiers; the four-year SSD discourages early resale; and the 99-year lease from 2008 caps how far buyers will stretch.
How much stamp duty is payable on a S$5.5m Cape Royale unit? BSD is approximately S$269,600. ABSD adds 0% for a first-time Singapore Citizen, 5% (S$275,000) for a first-time PR and 60% (S$3.3m) for most foreigners.
What makes one Cape Royale unit more expensive than another? Floor, view and stack. Sea-facing high floors transact at the top of the band; pool-facing lower floors at the bottom. Identical 2,508 sq ft units traded from S$2,129 to S$2,417 psf within five months.
Is Cape Royale cheaper than a CCR new launch? On PSF, yes. CCR launches in 2026 typically ask S$3,000+ psf for smaller units; Cape Royale averages around S$2,250 psf for 1,900–2,700 sq ft apartments, though it is 99-year leasehold and car-dependent.
Want a fair-value check on a specific unit?
I keep a live comparison of every non-landed project on Sentosa Cove — PSF, yield and liquidity for all ten — and a caveat-by-caveat record for Cape Royale by stack and floor. Send me the listing and I'll tell you where it sits in the band before you view.
Kaeden Ong · Assistant Division Director, ERA Realty Network · ERA Top 50 · CEA Reg. L3002382K Kaeden Property · WhatsApp for a same-day reply
More on Cape Royale
Cape Royale project page · All new launches · Ask Kaeden a question
Prices, charts and information are for reference only and may be subject to change without prior notice. This material does not constitute financial or investment advice.
Disclaimer: Prices, availability, data and charts are provided for general reference only and are subject to change without prior notice. While reasonable efforts are made to ensure accuracy, the information may not always be complete or up to date. This material does not constitute financial or investment advice.
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