THE BERTH BY THE COVE
UrbanLens Analysis
THE BERTH BY THE COVE commands $1,477 PSF -- 13% below what District 04 typically fetches ($1,694 PSF). Marina South Pier MRT is 2980m away (37-min walk), functional but not a headline selling point. Against THE REEF AT KING'S DOCK at $2,601 PSF, the 43% discount is worth examining closely.
A 7.1% pullback over two years suggests the market is repricing this address. Patient buyers could benefit if the floor holds. With 15 deals in two years, the pricing data has reasonable statistical weight. For context, CARIBBEAN AT KEPPEL BAY has gained 5.7% over the same period.
Roughly 77 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.7% beats the CCR average of 3.0%. With $7,358/month median rent, income-focused buyers have a real case here.
At 200 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | $1,715 | 3.8% | -1.4% |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,804 | 3.8% | +3.3% |
| THE INTERLACE | $1,680 | 3.4% | +12.7% |
| CARIBBEAN AT KEPPEL BAY | $1,913 | 3.6% | +5.7% |
| THE REEF AT KING'S DOCK | $2,601 | 3.5% | +0.4% |
PSF Trend
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