Living Near Sentosa Cove: Quick Property Guide & Prices
If you are considering Living Near Sentosa Cove Living and Property Guide: Property Guide and Prices, expect ultra-exclusive waterfront living, sizeable price volatility, and one of Singapore’s most unique lifestyle enclaves. Today, non-landed Sentosa Cove units are averaging around $1,700–$1,800 psf, while landed homes typically trade from about $1,800–$2,400 psf, with trophy bungalows going higher.[2][1] These benchmarks make Sentosa Cove and its surroundings a niche but compelling segment of the luxury property Singapore market for buyers who prioritise space, sea views, and privacy.
This cluster guide zooms into the Sentosa property micro-market and nearby mainland neighbourhoods, and connects back to the wider lifestyle and investment picture covered in the main pillar article: Sentosa Cove Living & Property Guide: Homejourney’s Safe, Insider Playbook Sentosa Cove Living & Property Guide: Homejourney’s Safe, Insider Playbook . Homejourney’s focus is to help you evaluate this premium district safely, with verified data, transparent risks, and practical steps before you commit to any purchase or rental.
1. Overview: Where Exactly Is “Near Sentosa Cove”?
When Singaporeans talk about "living near Sentosa Cove", they usually mean three overlapping zones:
- On-island: Sentosa Cove itself – Ocean Drive, Cove Drive, Cove Way, Lakeshore View, Paradise Island, Treasure Island and surrounding condo projects.
- Harbourfront / Telok Blangah: Mainland condos around HarbourFront MRT, Telok Blangah MRT, and Keppel Bay – e.g. Reflections at Keppel Bay, Caribbean at Keppel Bay, Skyline Residences.
- Greater Southern Waterfront Fringe: Upcoming area around Pasir Panjang, Labrador Park and the future redevelopment corridor guided by URA’s Master Plan.[2]
From a daily living perspective, most residents working in the CBD or Orchard choose either Harbourfront / Keppel Bay (for faster MRT access) or Sentosa Cove proper (for pure waterfront living and landed options). Homejourney recommends treating them as a single “lifestyle belt” but evaluating each segment separately on access, schools, and price.
2. Property Types & Typical Prices Near Sentosa Cove
Sentosa Cove and its immediate surroundings offer one of the widest spreads of luxury property types in Singapore. Below is a practical snapshot based on recent market data and current listings.[1][2][3]
2.1 Sentosa Cove Island – Condos & Apartments
Key condo projects include Cape Royale, The Oceanfront @ Sentosa Cove, The Residences at W Singapore, Turquoise, Marina Collection and Seven Palms.
- Non-landed average: about $1,700–$1,800 psf in 2025, down roughly 18–21% from earlier peaks and 2013 levels.[2][3]
- Typical 3‑bedroom (1,600–1,900 sq ft): roughly $2.8m–$3.5m, depending on floor, renovation and sea view premiums.[1][2]
- Ultra-prime beachfront such as Seven Palms historically transacted as high as $4,200 psf during the 2009–2011 peak, though such benchmarks are rare today.[2]
As a Homejourney insider observation, I often see a noticeable price gap even within the same development between full sea-facing stacks and inward-facing marina or greenery views. Serious buyers should always compare stack-by-stack and not rely only on project-wide psf averages.
2.2 Sentosa Cove Island – Landed Homes
Sentosa Cove is unique because it remains the only enclave in Singapore where foreigners can buy landed property (with approval) under the Residential Property Act.[2] This makes the area structurally different from mainland Good Class Bungalow zones.
- 99‑year bungalows / detached on Paradise Island, Cove Drive, Cove Way, Lakeshore View and Treasure Island are listing in the ballpark of $1,800–$2,400 psf on land.[1][2]
- Built-up sizes often range from 6,000 to over 20,000 sq ft, with land from about 7,000 to 10,000+ sq ft.[1]
- Guide prices easily run from $12m to $30m+ for modern, well-renovated waterfront bungalows with private berths.[1]
Because many landed homes are custom-built, condition and design vary widely. Homejourney always recommends pre-offer building inspections, structural checks, and due diligence on past renovation work, especially for homes completed around 2010–2012.
2.3 Mainland Alternatives: Keppel Bay & Harbourfront
If you like the waterfront aesthetic but want stronger MRT access and sometimes more resilient rental demand, Keppel Bay and Harbourfront are the main alternatives.
- Reflections at Keppel Bay / Caribbean at Keppel Bay: Often in the $1,900–$2,400 psf range, with smaller units occasionally dipping below that.
- Harbourfront / Telok Blangah condos (e.g. Skyline Residences, Harbourlights): commonly in the $1,800–$2,300 psf band, varying by age and view.
Compared with Sentosa Cove’s island condos, these mainland projects usually offer faster commutes and are more palatable for families with school-going children, which can improve future resale liquidity.
3. Market Trends: Why Prices Have Softened
Understanding Sentosa property price trends is essential before you commit. According to URA data cited by The Straits Times and other analyses, about two‑thirds of resale homes on Sentosa were sold at a loss in one of the recent weak years, with non‑landed prices falling roughly 18.7% from about $2,125 psf in 2023 to $1,728 psf, and landed prices dropping about 13% from $2,210 psf to $1,842 psf.[2]
At the same time, Core Central Region (CCR) resale condos held at around $2,186 psf, underscoring how Sentosa has decoupled from the broader luxury market.[2] According to 99.co’s market review for leasehold condos on Sentosa, values are about 21% lower than pre-2013 cooling measure levels.[3]
3.1 Key Drivers of the Decline
- High ABSD for foreigners (currently 60% for foreign buyers of any residential property) significantly reduced international demand, once Sentosa’s main driver.[2]
- No new launch benchmarks since around 2008, meaning there are no fresh record-setting sales to lift resale prices.[2]
- Lifestyle constraints: limited schools, fewer everyday amenities, and reliance on private transport or shuttle buses make it less convenient than mainland areas.[2]
Still, URAs Master Plan for the Greater Southern Waterfront and the finite stock of about 2,160 homes on Sentosa mean supply is capped.[2] For patient investors, Homejourney sees this as a high-risk but potentially rewarding niche if you buy selectively and hold long term.
4. Living Experience: Daily Life Near Sentosa Cove
As someone who has spent many weekends cycling from Harbourfront to Sentosa and dining at Quayside Isle, I can attest that the lifestyle is Sentosa Cove’s strongest draw – especially in the evenings when the marina lights up and traffic is thin.
4.1 Access & Transport
- Nearest MRT stations: HarbourFront (NE1/CC29), Telok Blangah (CC28), Labrador Park (CC27). From HarbourFront, driving into Sentosa Cove via the causeway takes about 8–12 minutes in normal traffic.
- From Changi Airport: Taxi or ride-hail usually takes 25–30 minutes off-peak. By MRT, budget around 1 hour
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