Sentosa Cove Property Prices & Rental Guide 2026 | Homejourney

Sentosa Cove Living and Property Property Prices and Rental Guide: Quick Answer

If you are considering Sentosa Cove living, expect ultra-exclusive waterfront homes, softer resale prices than mainland core central districts, and rentals that reflect its niche, resort-style appeal. Today, most non-landed Sentosa Cove condos transact around $1,700–$1,800 psf, while landed homes typically range from about $1,800–$2,400 psf, with trophy waterfront bungalows going significantly higher.[2][1] Rents for larger family-sized units and bungalows are premium, but gross yields typically trail mass-market condos, making Sentosa Cove a lifestyle and capital- preservation play rather than a pure yield investment.[2][1]

This cluster guide supports Homejourney’s main Sentosa pillar piece, Sentosa Cove Living & Property Guide 2026 Sentosa Cove Living & Property Guide 2026 | Homejourney Singapore , by zooming in specifically on Sentosa Cove property prices, rents, and practical investment decisions for buyers, tenants, and investors.

1. Sentosa Cove Overview & How It Fits into Singapore’s Property Market

Sentosa Cove is Singapore’s only master-planned, 94-hectare residential enclave on Sentosa Island, with a mix of waterfront condos, villas, and landed homes with private berths.[2][1] It sits within District 4 (Harbourfront / Telok Blangah) and is technically accessed via road from the mainland rather than by MRT, though most residents and visitors route via HarbourFront MRT (NE1/CC29) and Vivocity, continuing by Sentosa Express, bus, taxi, or private car.

Unlike most Singapore neighbourhoods, Sentosa Cove is oriented around marina and waterfront living, with good access to Resorts World Sentosa, Tanjong Beach, golf clubs, and marina dining. URA data and recent analysis from major news outlets show that while Singapore’s overall private residential price index rose through 2024–2025, Sentosa Cove resale values declined, with many transactions recorded at a loss.[1][9]

For serious buyers, that divergence means two things:

Sentosa Cove may offer relative value versus Core Central Region (CCR) condos, which now average above $2,100 psf.[1][9]
It remains a niche, lifestyle-driven market, with lower liquidity and more price volatility than mainland prime areas.[1][2]

2. Current Sentosa Cove Property Prices (2025–2026 Snapshot)

Based on URA caveats, media analysis, and Homejourney’s own synthesis of recent transactions, here is a grounded view of Sentosa Cove pricing today. Always cross-check individual listings with URA’s latest data and seek a professional valuation before committing.

2.1 Non-Landed Condominiums and Apartments

Recent data indicates that non-landed Sentosa Cove prices have pulled back from their 2023 peak. URA and market research highlighted a drop of around 18–19% from about $2,125 psf at the 2023 high to about $1,792 psf in 2024 and around $1,728 psf in the first nine months of 2025.[1][2]

Homejourney’s working guide for 2025–2026 is:

Average non-landed psf: about $1,700–$1,800 psf for resale units, depending on project, stack, and view.[2][1]
2-bedroom (1,100–1,300 sq ft): roughly $1.9m–$2.4m, with sea-facing or high-floor units at the upper end.
3-bedroom (1,600–1,900 sq ft): about $2.8m–$3.5m, with strong premiums for panoramic water views and renovated interiors.[2]
Large 4-bed / penthouses: can range from $4m–$6m+, highly dependent on layout, private pool/roof terrace, and rarity.[2][8]

Projects like The Oceanfront @ Sentosa Cove, The Coast at Sentosa Cove, and Seascape each have distinct layouts and view profiles, so price spreads can be wide even within the same development.[2][6] Homejourney recommends reviewing per-stack psf trends and recent resale caveats in our Projects Directory before finalising your offer.

2.2 Landed Homes and Bungalows

Sentosa Cove’s landed segment includes terraces, semi-detached, detached houses, and ultra-large bungalows on roads such as Ocean Drive, Cove Grove, and Paradise Island.[2][1] URA data shows that landed prices dropped about 13%, from around $2,210 psf in 2023 to about $1,842 psf in 2025.[1]

Homejourney’s 2026 guide benchmarks:

Typical landed psf range: about $1,800–$2,400 psf, depending on berth, waterway frontage, and house condition.[2][1]
Corner terraces / semi-Ds (approx. 3,500–4,500 sq ft land): starting around $6m–$10m, with well-renovated units higher.[5]
Detached / bungalows (approx. 7,000–10,000+ sq ft land): often $12m–$30m+, especially for modern designs with wide water frontage and private berths.[2][5]
Trophy homes on larger plots or prime islands: can exceed $3,000 psf for highly bespoke, designer properties.[5]

Many landed homes here are custom-built around 2010–2012, so build quality and maintenance vary significantly.[2] Homejourney strongly advises a professional building inspection and M&E (mechanical & electrical) checks, particularly on older pools, lifts, and extensive glazing. For ongoing upkeep, our recommended partners on Aircon Services can support long-term air-conditioning and mechanical maintenance.

3. Sentosa Cove Rental Market & Gross Yield Expectations

Sentosa Cove’s rental market is niche: dominated by expatriate families, yacht owners, and long-stay tenants seeking resort-style living rather than central CBD convenience. Based on URA rental contracts, agency reports, and market listings, most Sentosa Cove homes command high absolute rents but moderate gross yields compared with suburban mass-market condos.

3.1 Estimated Rental Levels

Because URA does not publish asking rents, Homejourney synthesises ranges based on recent contracts and transaction clusters. For 2025–2026, a reasonable working range is:

2-bedroom condos (1,000–1,200 sq ft): about $6,000–$8,000 per month, depending on view and furnishing.
3-bedroom condos (1,500–1,800 sq ft): roughly $8,000–$12,000 per month, with sea-facing, high-floor, or renovated units at the upper band.
Large 4-bed condos / penthouses: can range from $12,000–$20,000 per month or more, depending on terrace space and unique features.
Landed homes / bungalows: approximately $18,000–$40,000+ per month, with sprawling waterfront bungalows and private berths at the top end.[7][6]

Do note that rental quotes can swing with global mobility patterns, corporate housing budgets, and broader economic cycles. Always reconcile these guide numbers with the latest URA rental contracts and a Homejourney consultant’s on-the-ground view.

3.2 Gross Yield Illustration

Using the above price and rental bands, Homejourney estimates typical gross yields in this ballpark:

Condos: around 2.5–3.5% gross yield for most units, assuming moderate leverage and stable tenancy.
Landed / bungalows: often 2–3% gross yield, sometimes lower for prime trophy assets but with upside in long-term capital value if sentiment normalises.[2][1]

Because yields are modest, Sentosa Cove is not ideal as a primary income-generating asset for most investors. Instead, it suits buyers who value lifestyle, exclusivity, and land/berth scarcity, and who can tolerate longer marketing periods and higher vacancy risk during downturns.

4. Who Should Consider Buying or Renting in Sentosa Cove?

Living and investing in Sentosa Cove is very different from buying an OCR condo near an MRT station. From my own visits and discussions with residents, the island feels noticeably quieter at night, with a strong sense of privacy, sea breeze, and a mix of joggers, cyclists, and golf buggies along the waterfront promenades.

Sentosa Cove typically appeals to:

High-net-worth families who want large homes, outdoor decks, and yacht berths.
Foreign buyers who appreciate that Sentosa is the only enclave in Singapore where foreigners can, in principle, buy landed homes (subject to Singapore Land Authority approval).[4]
Tenants who prioritise lifestyle over commute, such as entrepreneurs or remote workers who are comfortable driving or using private hire daily.
Investors diversifying into unique assets with limited future supply and strong lifestyle branding.

If you are more MRT- and school-zone focused, you may prefer established mainland prime districts like Bukit Timah (District 10) – see our Bukit Timah Prime District Guide: District 10 Living | Homejourney and price-focused Bukit Timah District 10 Prices & Rental Guide | Homejourney guides for comparison.

5. Practical Cost Planning: Upfront, Ongoing, and Financing

Because Sentosa Cove properties are high-value, planning around ABSD, BSD, maintenance, and financing is critical. This is where Homejourney strongly emphasises user safety, transparent cost breakdowns, and pre-commitment checks.

5.1 Stamp Duties & Holding Costs

For private homes in Sentosa Cove, buyers must account for:

Buyer’s Stamp Duty (BSD): Tiered by price, with higher marginal rates for portions of property value above defined thresholds (refer to IRAS).
Additional Buyer’s Stamp Duty (ABSD): Particularly relevant for foreigners and Singaporeans purchasing second or subsequent properties; ABSD was raised in 2023, significantly affecting foreign demand.[1]
Maintenance fees (condos): Sentosa condos usually charge higher monthly maintenance than typical OCR projects, due to extensive facilities and landscaping.
Property tax: Based on AV and whether the property is owner-occupied or rented out.
Ongoing upkeep, especially for landed homes: pool servicing, façade maintenance, landscaping, and regular aircon servicing via Aircon Services .

FOR LANDED BUYERS: Because many bungalows feature large glass façades exposed to sea air, salt corrosion can affect fittings and outdoor equipment more quickly than inland homes. Budget realistically for repainting, waterproofing, and M&E upgrades every few years.

5.2 Financing and Loan Safety

With multi-million-dollar ticket sizes, even small differences in interest rates and loan structuring can translate to six-figure differences over time. Before you offer, use Homejourney’s tools and bank comparison insights on Bank Rates or Mortgage Rates to:

Check your TDSR headroom and stress-test repayments at higher interest rates.
Compare fixed vs floating packages from major banks serving high-value properties.
Model different downpayment scenarios (especially if ABSD is payable), balancing liquidity and leverage safely.

Homejourney always recommends buyers obtain a written IPA (In-Principle Approval) before signing any Option to Purchase for a Sentosa home, to avoid financing shortfalls on high-ticket assets.

6. How to Evaluate Individual Sentosa Cove Properties

Because Sentosa Cove’s micro-market is small and each project (and even stack) is unique, a structured evaluation framework helps reduce risk. Homejourney suggests the following step-by-step approach.

6.1 For Condos and Apartments

Start with project-level data
Check historical psf trends, transaction volumes, and median prices in the Homejourney Projects Directory . Compare your target unit’s asking psf vs last 6–12 months of similar-sized transactions.
Check orientation and view
Walk the unit at different times (late morning vs sunset). Some stacks get intense afternoon sun, while others enjoy open sea views and breezes. Noise from nearby marinas or F&B outlets may matter if you work from home.
Assess interior layout
Sentosa apartments often have generous balconies and private lift lobbies. Make sure internal usable space fits your lifestyle; some units have large outdoor areas that inflate strata size but not usable indoor space.
Verify management quality
Speak to existing residents or check notice boards during a viewing to gauge condo management responsiveness and sinking fund health.