PhotographThe Short Answer on Cape Royale’s Tenure
Cape Royale is leasehold, not freehold. Its land at 11 to 25 Cove Way sits on a 99-year lease dating from 7 April 2008 and expiring on 6 April 2107, which leaves about 80 years on the clock in October 2026.
That single fact answers most of the follow-up questions buyers ask. Eighty years is long enough that the lease does not cut into the use of CPF savings for an adult buyer, and long enough that a standard home loan of up to 35 years finishes well before the lease runs down. The sections below set out where those dates come from and how each rule reads them.
| Particular | Cape Royale |
|---|---|
| Tenure | 99-year leasehold |
| Lease start | 7 April 2008 |
| Lease end | 6 April 2107 |
| Remaining in October 2026 | About 80 years |
| Site area | 21,523 sq m (231,676 sq ft) |
| Address | 11 to 25 Cove Way, Singapore 098202 to 098209 |
From the developer’s factsheet; addresses from OneMap.
Where the Cape Royale Lease Begins and Ends
The lease dates are printed in the developer’s factsheet, which names Pinnacle (Sentosa) Pte Ltd as the developing company, with Ho Bee Group and IOI Properties behind it as joint developers. The lease covers the whole strip of land along Cove Way on which the eight towers stand, a site of 21,523 square metres in District 4.
A lease of this kind counts from the day the land was granted, not from the day the building was finished. Cape Royale was completed in 2013, about five years into its lease, so a buyer today steps into a lease that has already run for roughly eighteen years. Doing the arithmetic from the factsheet dates gives the figure of about 80 years that the full particulars of Cape Royale quote for October 2026.
Every home in the development shares the same lease, whichever tower it sits in. A three-bedroom home on the second storey of 15 Cove Way and a duplex penthouse at the top of 25 Cove Way carry exactly the same end date.
The towers are numbered in odd steps from 11 up to 25 Cove Way, with postal codes 098202 to 098209, and the homes now open for sale are in 15, 17, 19 and 25. All of them stand on the one lease described above.
What the Remaining Lease Means for CPF Use at Cape Royale
CPF Board links the use of CPF savings to how much of the lease is left. If what is left of the lease carries the youngest buyer through to age 95, savings can be used in full, within the usual limits; where it falls short of that, use is pro-rated, provided at least 20 years of the lease remain.
With about 80 years left, the Cape Royale lease reaches past age 95 for anyone aged 15 or over, so for an adult buyer the lease itself does not trim the CPF amount that can go into the purchase. CPF can then go towards the part of the price above the minimum cash payment, towards the monthly loan instalments and towards stamp duty, subject to the caps CPF Board sets by reference to price and valuation.
The housing loan and CPF notes for Cape Royale set out the same rule with the lease dates beside it. Usage limits still depend on each buyer’s age and on the valuation, so CPF Board has the final word for a particular purchase.
How a Lender Looks at the Cape Royale Lease
Banks lend on private homes for up to 35 years under the MAS rules, and the Cape Royale lease outlasts any such loan by more than four decades. What changes the size of a loan is usually the borrower rather than the lease: a tenure longer than 30 years, or a loan that would run past age 65, moves the loan-to-value limit down to the lower tier and raises the share that must be paid in cash.
Each bank still applies its own policy on the age of a property and the length of its lease, which is one reason buyers ask for an in-principle approval before they commit. The Cape Royale TDSR calculator shows how income, existing debts and tenure combine into a loan figure, and which of the two MAS limits decides it.
Checking the Cape Royale Title Details Before a Viewing
Because the lease is shared by all 302 homes, the details that differ from one home to the next are the tower, the floor, the stack and the layout rather than the tenure. The unit distribution chart plots every home in the four towers now open for sale, and the Cape Royale floor plans give the area of every type.
Ask the Sales Concierge for the current price list, the available homes and the e-brochure. Showflat viewings are arranged by appointment through the Sales Concierge. In the end, the option and sale documents for the chosen home govern the purchase, and a buyer’s solicitor will confirm the lease terms on the title before completion.
General information as at the date shown, not financial, legal or tax advice. Cape Royale particulars are taken from the developer’s published factsheet, brochure and plans; statutory figures repeat this site’s financing pages and the IRAS, MAS and SLA pages read on the date given. Sources: the developer’s factsheet (tenure, site area, developer), CPF Board and MAS as summarised on this site’s housing loan information page, and OneMap (addresses).
Ask the Sales Concierge about Cape Royale
The Sales Concierge sends the price list on request, the homes still open for selection and the e-brochure for Cape Royale. Showflat viewings are arranged by appointment through the Sales Concierge.