District 04 · Southern Islands · CCR
The Oceanfront @ Sentosa Cove
Ocean Drive · Condominium · 99 yrs lease commencing from 2005
Current PSF
$1,695
+0.0% vs district median
Gross yield
3.7%
median rent $9,500/mo
3-year gain
-7.5%
Transactions · 5y
66
12 in last 12 months
Nearest MRT
Harbourfront Mrt Station · 3,306.716m
CCL,NEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
-
Area income
-
residential zone
En-bloc potential29 / 100
21 years old · composite of plot use, age, tenure, value gap & size
Lease decay78 years left
worth 90.0%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
Who lives in Southern Islands
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
1,940
Median age
43 yrs
45% under 40 · steady
Children 0–9
250
▲ 39% since 2015 · future P1 demand
Homes
0% HDB
66% condo · 33% landed
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,781 psf - 9% above units on floors 1–5 ($1,639 psf).
Price trend average PSF by year
2021
$1,568
2022
$1,788
+14%
2023
$1,804
+0.9%
2024
$1,667
-7.6%
2025
$1,670
+0.2%
2026
$1,669
-0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $6,900/mo | $5.52 | 3.9% | 56 |
| 3BR | $8,600/mo | $4.91 | 3.5% | 160 |
| 4BR | $12,000/mo | $5.85 | 4.1% | 139 |
| 5BR | $36,000/mo | - | - | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,700,000 | 2,077 | $1,781 | 11-15 |
| Jun 2026 | $2,220,000 | 1,356 | $1,637 | 06-10 |
| Mar 2026 | $2,800,000 | 1,873 | $1,495 | 01-05 |
| Mar 2026 | $2,500,000 | 1,711 | $1,461 | 06-10 |
| Feb 2026 | $6,300,000 | 3,326 | $1,894 | 11-15 |
| Feb 2026 | $2,068,880 | 1,216 | $1,701 | 06-10 |
| Jan 2026 | $3,050,000 | 1,776 | $1,717 | 06-10 |
| Nov 2025 | $3,670,000 | 2,045 | $1,794 | 01-05 |
| Nov 2025 | $2,050,000 | 1,216 | $1,685 | 01-05 |
| Oct 2025 | $3,300,000 | 1,808 | $1,825 | 01-05 |
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