Sky@Eleven
Thomson Lane · District 11 · Core Central Region (CCR) · Freehold
Sky@Eleven is a condominium development in District 11 (CCR). Based on 33 URA-recorded transactions from 2021–2026, its median price is $5,250,000, with prices moving about 5.7%/yr and a gross rental yield near 2.2%.
The verdict · for an investor
Sky@Eleven · Condominium · District 11 · Freehold
On balance, Sky@Eleven points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 11 min on foot; 6 supermarkets, 3 food & retail spots nearby.
- Rentable — ~2.2% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 5-bed +32.2% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- Its recent +5.7%/yr rode a hot cycle — don't bank on that pace repeating.
- The market's near the top of its cycle — mind your entry price.
- Larger units — entry starts around $6.03M, not an easy first step.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
you pay for the fresh lease and the spot.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 2,713 sqft (large / penthouse) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 2,713 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $6.00M
Aim at the middle or below. A patient buyer has been getting closer to $5.79M.
If you’re selling
~$6.27M
List at the top of fair; realistic close is $6.00M–$6.07M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$4.45M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~5.7%/yr), and past pace never promises the future.
Built from URA transactions for Sky@Eleven — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Sky@Eleven
Core Central Region (CCR) · District 11 · ~$2,379 psf · 2.2% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Sky@Eleven, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$2,379 psf, Sky@Eleven is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~5.7%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
Sky@Eleven's own prices are still climbing — about +4% in the latest year of sales.
Supports prices
The prime districts (CCR) lagged the others since 2004 — more room to catch up.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Supports prices
Not many new units are being built in this district (~380) — less new supply competing with you.
Supports prices
New launches in this district are selling well — 5 recent ones are around 100% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back
Foreign buying has collapsed since the 60% tax — only ~1.4% of buyers now. For the prime market you're looking at, that's a real missing piece of demand.
Holds prices back
Rents at Sky@Eleven have slipped ~6% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$2,379 psf is ~27% below similar nearby projects (~$3,266). good value
(The whole prime average is ~$2,284 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Sky@Eleven has grown ~5.7%/yr over ~5 years. Similar nearby: Pullman Residences Newton 2.2%, Watten House 0.3%, Peak Residence 5%, Soleil @ Sinaran 6% — a 0.3–6%/yr spread (most around 5%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$5,250,000
2021–2026 (URA)
Appreciation
5.7%/yr
median trend
Gross yield
2.2%
~$4.32/psf rent
Lease
Freehold
Sky@Eleven median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Sky@Eleven fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Sky@Eleven
Questions people ask about Sky@Eleven
Is Sky@Eleven freehold or leasehold?
Sky@Eleven is a freehold development in District 11 (Core Central Region (CCR)). Freehold means there is no lease running down.
How much does Sky@Eleven cost per square foot?
Recent transactions at Sky@Eleven are around $2,379 psf. Across its record, transacted prices range from $3,860,000 to $6,550,000.
Which primary schools are near Sky@Eleven?
Within 1 km (top Primary 1 priority): Chij Primary (toa Payoh) (0.12 km), Kheng Cheng School (0.87 km), Marymount Convent School (1.00 km). Within 1–2 km: St. Joseph's Institution Junior, Pei Chun Public School, Anglo-chinese School (primary). Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Sky@Eleven?
The nearest MRT is Toa Payoh MRT, about 630 m away (straight-line).
Has Sky@Eleven gone up in value?
Across 33 URA-recorded transactions (2021–2026), prices at Sky@Eleven have moved about 5.7% a year on average, with a gross rental yield near 2.2%. That is a past record, not a forecast.
What condos are comparable to Sky@Eleven?
Within a short walk: Oleander Towers, The Arte, Vista Residences, Peak Residence, Trevista. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Sky@Eleven a good buy?
Sky@Eleven sits in Core Central Region (CCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.