THE OCEANFRONT @ SENTOSA COVE
UrbanLens Analysis
THE OCEANFRONT @ SENTOSA COVE trades at $1,663 PSF, sitting 2% below the District 04 median of $1,694 PSF. At 42 minutes from HarbourFront MRT (3392m), transit access is passable but not a differentiator. THE REEF AT KING'S DOCK fetches $2,601 PSF nearby -- that 36% gap frames THE OCEANFRONT @ SENTOSA COVE's relative value proposition.
The 5.7% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. With 19 deals in two years, the pricing data has reasonable statistical weight. For context, REFLECTIONS AT KEPPEL BAY has lost 1.4% over the same period.
With ~78 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 4.0% gross yield versus the CCR average of 3.0%, rental returns are above-market. The $9,054/month median rent makes this genuinely compelling for income investors.
With 264 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
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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