Berlayar Drive GLS
GLS Site
Est. launch price$3,100–$3,510 psf
0% sold
Gallery
Cape Royale in D04 — 4 developer images. Select any image to view it full size.
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Cape Royale is a 302-unit 99-year leasehold condominium in D04 (RCR, Central region), developed by Ho Bee Land & IOI Properties, with TOP expected in 2013.
The site sits about 3.33 km in a straight line from HarbourFront (NE1). Matched developer-sale transactions put take-up at 52% — 156 of 302 units, at an average of $2,210 psf.
52% sold
156 of 302 units sold · 146 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Cape Royale, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- Ho Bee Land & IOI Properties
- District
- D04 · RCR · Central
- Tenure
- 99 years
- Total units
- 302
- Plot ratio
- 1.2
- Average psf (transacted)
- $2,210
- Units sold
- 52%156 of 302 · 146 available
- Entry price
- $3.53MSmallest layout, lowest transacted quantum
- Bedroom mix
- 3, 4 bedroom
- Size range
- 1,679 - 4,672 sqft (156 - 434 sqm)
- Expected TOP
- 2013
- Nearest MRT
- HarbourFront NE1CC29 · 3.33 km
- HDB upgrader share
- 3.4%Of matched buyers with a prior HDB address
- Coordinates
- 1.24143, 103.83939
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Cape Royale sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is HarbourFront (NE1), about 3.33 km away in a straight line. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Cape Royale is located at 1.24143, 103.83939 in D04, Singapore. The interactive map loads when this section comes into view.
- District
- D04 · Central · RCR
- Nearest MRT
- HarbourFront NE1CC29 · 3.33 km
- Coordinates
- 1.24143, 103.83939
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Invictus International SchoolInternational school | 0.66 km | 10 min | — |
| Quayside IsleShopping mall | 0.70 km | 11 min | — |
| Sisters' Island Marine ParkPark · 46 ha nearest — beyond 2 km | 3.07 km | — | 9 min |
| Tanjong Pagar CCCommunity club nearest — beyond 2 km | 3.87 km | — | 11 min |
| Blk 6 Tanjong Pagar Plaza Market and Food CentreHawker centre · 52 cooked-food stalls nearest — beyond 2 km | 3.93 km | — | 11 min |
| Tanjong PagarCentral business district | 2–5 km | — | 10–20 min |
| Outram Community HospitalGovernment-funded community hospital nearest — beyond 2.5 km | 4.04 km | — | 12 min |
| Duke-NUS Medical SchoolJoint campus nearest — beyond 3 km | 4.46 km | — | 13 min |
| Marina Bay Financial DistrictCentral business district | 2–5 km | — | 10–20 min |
No categories selected. Pick one above, or .
9 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 3 Bedroom | $4.09M | $2,182 | $3.53M – $8.71M | — | — | |
| 4 Bedroom | $6.07M | $2,238 | $5.34M – $11.02M | — | — |
Figures from matched transactions as at 15 Aug 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
The published site plan for Cape Royale — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Every unit in Cape Royale, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 80 of 168 units were unsold at the last extraction.
Partial coverage. The grid below tracks 168 of the 302 units in this development. Sell-through for the whole project is taken from matched transaction data, not from this grid.
Total units1684 towers tracked unit by unit
Sold8852% of the development
Still available80Unsold at last check
Latest transaction23 Jun 2026Most recent caveat in the grid
Stack0506
Storey17
Storey16
Storey15
Storey14
Storey13
Storey12
Storey11
Storey10
Storey9
Storey8
Storey7
Storey6
Storey5
Storey4
Storey3
Storey2
Storey1
Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.
Sold price:under $2,130 psfaround $2,167–$2,186 psfover $2,226 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction and can change without notice; confirm with the developer before acting on it.
| Tower | Stack | Layout | Units | Sold | Available | Median psf |
|---|---|---|---|---|---|---|
| Tower 15 | 05 | 4BR | 17 | 12 | 5 | $2,205.5 |
| Tower 15 | 06 | 3BR / 4BR | 17 | 5 | 12 | $2,220 |
| Tower 17 | 07 | 3BR / 4BR | 16 | 2 | 14 | $2,152 |
| Tower 17 | 08 | 3BR | 16 | 10 | 6 | $2,159 |
| Tower 17 | 09 | 3BR | 16 | 7 | 9 | $2,137 |
| Tower 17 | 10 | 3BR / 4BR | 16 | 5 | 11 | $2,169 |
| Tower 19 | 11 | 3BR / 4BR | 17 | 4 | 13 | $2,195.5 |
| Tower 19 | 12 | 3BR | 17 | 12 | 5 | $2,121.5 |
| Tower 25 | 17 | 4BR | 18 | 16 | 2 | $2,208 |
| Tower 25 | 18 | 4BR | 18 | 15 | 3 | $2,190 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 23 Jun 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.
Latest transactions
The ten most recent recorded sales at Cape Royale — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 23 Jun 2026 | #14-12 | 3BR | 1,722 sqft | $3.7M | $2,148 |
| 14 Oct 2025 | #15-11 | 3BR | 1,905 sqft | $4.22M | $2,213 |
| 25 Jul 2025 | #03-17 | 4BR | 2,508 sqft | $5.34M | $2,129 |
| 14 Jul 2025 | #07-05 | 4BR | 2,508 sqft | $5.47M | $2,182 |
| 2 May 2025 | #04-18 | 4BR | 2,530 sqft | $5.54M | $2,190 |
| 8 Oct 2024 | #09-12 | 3BR | 1,722 sqft | $3.64M | $2,113 |
| 12 Aug 2024 | #04-17 | 4BR | 2,508 sqft | $5.42M | $2,160 |
| 25 Jul 2024 | #06-05 | 4BR | 2,508 sqft | $5.46M | $2,177 |
| 31 May 2024 | #15-06 | 3BR | 1,905 sqft | $4.26M | $2,234 |
| 16 Apr 2024 | #13-06 | 3BR | 1,905 sqft | $4.23M | $2,220 |
Most recent transaction 23 Jun 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, compiled by PropertyInsider.sg.
How D04 resales have performed
Capital appreciation context for Cape Royale: what sellers of completed condos in the same district actually realised on 3,739 matched buy-and-sell pairs (March 1995 to August 2026), including the 20.0% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 20.0% recorded on completed sales here.
Median annualised return
3.0% p.a.
all exits in district D04, winners and losers
Share that made money
80.0%
2,993 of 3,739 matched exits
Median gain when it worked
$551k
gross, before transaction costs
Median loss when it did not
-$259k
746 exits sold at or below cost
Median holding period
8.5y
purchase to sale
RCR segment median
3.8% p.a.
45,914 exits island-wide, 90.1% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Cape Royale’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D04 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
3.0% p.a.middle of the 10 mapped, all exits0.3–12.1%slowest to fastest of the 10$463kmiddle project’s median gain, gross$1,510 psftheir middle average resale psf$2,210 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| The Azure | 2008 | 131 | 96.9% | 12.1% p.a. | 4.0y | $1.09M | $1,410 |
| The Berth by the Cove | 2006 | 221 | 99.5% | 9.5% p.a. | 5.6y | $922k | $1,169 |
| Caribbean at Keppel Bay | 2004 | 1,092 | 97.3% | 5.4% p.a. | 8.3y | $753k | $1,227 |
| Teresa Ville | 1986 | 107 | 76.6% | 3.9% p.a. | 8.9y | $665k | $1,954 |
| The Oceanfront @ Sentosa Cove | 2010 | 310 | 88.7% | 3.2% p.a. | 4.1y | $566k | $1,609 |
| The Interlace | 2013 | 558 | 96.6% | 2.9% p.a. | 7.9y | $360k | $1,161 |
| Harbourlights | 1997 | 170 | 81.8% | 2.7% p.a. | 13.8y | $239k | $1,037 |
| The Reef at King's Dock | 2024 | 54 | 100.0% | 2.6% p.a. | 4.4y | $185k | $2,341 |
| Skyline Residences | 2015 | 95 | 70.5% | 0.6% p.a. | 9.7y | $94k | $1,975 |
| The Coast at Sentosa Cove | 2009 | 194 | 60.8% | 0.3% p.a. | 7.4y | $126k | $1,667 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
No MOE primary school lies within a straight-line 2km of Cape Royale on our current dataset.
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D04 or the same segment and region.
Telok Blangah Road GLS
Upcoming
Est. launch price$2,810–$3,180 psf
0% sold
The Island Residence
Upcoming
Est. launch price$2,800–$3,300 psf
0% sold
The Residences At W Singapore Sentosa Cove
65 units available
$1,795–$1,813 psf
71% sold
Artisan 8
13 units available
$2,105–$2,582 psf
62% sold
Aurea
117 units available
$2,804–$3,691 psf
38% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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