Berlayar Drive
GLS Site
Pricing TBC
0% sold
Sales at a glance
Sales momentum is the most direct read on demand: the share of units taken up since launch, from matched developer-sale transactions.
39% sold
117 of 302 units sold · 185 still available
Project typeCondo
Bedroom mix3,4
Size range1,679 - 4,672 sqft (156 - 434 sqm)
Plot ratio1.2
Land cost—
HDB upgraders3.4%
Units available185
Avg psf (sold)$2,210
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 |
|---|---|---|---|---|---|
| 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 16 Jul 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Estimated launch pricing
Estimates are anchored on awarded land cost, construction cost and comparable launches; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
How D04 resales have performed
Capital appreciation context for Cape Royale: what profitable sellers of completed condos in the same district realised between Jan 2018 and Apr 2026, and where resale psf has trended.
Read this first: the resale dataset below records profitable matched exits only (Jan 2018 – Apr 2026). Medians describe what profitable sellers made — never the probability of making a gain. Unprofitable exits are not included.
Median annualised return
2.5% p.a.
profitable exits in district D04
Profitable exits
597
3 projects in D04
Median holding period
10.6y
buy to profitable sell
Median realised gain
$370k
gross, before transaction costs
RCR segment median
3.7% p.a.
11,069 exits island-wide
Quarterly median exit psf of profitable resales, Jan 2018 – Apr 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 a meaningful base of profitable exits — the closest historical read on what this location has delivered.
| Project | TOP | Exits | Median ann. return | Median hold | Median gain | 2026 psf |
|---|---|---|---|---|---|---|
| The Interlace | 2013 | 241 | 3.0% p.a. | 9.5y | $457k | $1,666 |
| Caribbean at Keppel Bay | 2004 | 213 | 2.8% p.a. | 12.4y | $512k | $1,941 |
| Reflections at Keppel Bay | 2011 | 143 | 0.7% p.a. | 10.2y | $120k | $1,626 |
Projects in the same district with at least 20 profitable exits, ranked by median annualised return. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Compare with nearby launches
Other tracked launches and GLS sites in D04 or the same segment and region.
Telok Blangah Residences
Upcoming
Est. launch price$2,450–$3,100 psf
0% sold
The Island Residence
Upcoming
Est. launch price$2,800–$3,300 psf
0% sold
$1,795–$1,813 psf
52% sold
Artisan 8
Selling
$2,104–$2,583 psf
59% sold
Aurea
Selling
$2,828–$3,691 psf
36% sold
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.
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. 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 2025 P1 exercise and can change year to year. Full map and methodology: primary schools near new launches.
