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condo · 098221

Seven Palms Sentosa Cove

Project page · 99-year lease from 2007

Indicative value range
S$12,623,603 – S$13,614,487
Indicative mid S$12,804,189 · S$2,779 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Seven Palms Sentosa Cove01-055,942 sqftS$16,048,000S$2,701 psf×1.000S$2,701 psf
May 2026Seven Palms Sentosa Cove01-054,273 sqftS$13,380,000S$3,131 psf×1.000S$3,131 psf
Oct 2025Seven Palms Sentosa Cove01-054,607 sqftS$12,502,920S$2,714 psf×1.024S$2,779 psf

How accurate is this estimate for Seven Palms Sentosa Cove?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.01% gross yield

S$385,878 of rent a year against the estimate above · 0.63 points below flats like it

No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$32,157 a month at this size.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262600-2700 sqft2Non-landed PropertiesS$21,000
Q1 2026>3000 sqft3Non-landed PropertiesS$38,000
Q1 2026>3000 sqft3Non-landed PropertiesS$30,600
Q1 2026>3000 sqft4Non-landed PropertiesS$30,000
Q1 20262600-2700 sqft2Non-landed PropertiesS$18,500
Q1 20262600-2700 sqft2Non-landed PropertiesS$17,880
Q4 2025>3000 sqft3Non-landed PropertiesS$25,000
Q3 2025>3000 sqft3Non-landed PropertiesS$30,000

3 URA rental contracts at Seven Palms Sentosa Cove since 2025Q4, a median of S$6.98 psf a month on 428 sqm.

Buying or selling at S$12,804,189?

Buying: Stamp duty on S$12,804,189 · Cash and CPF needed on S$12,804,189 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$12,804,189.

Each opens with this figure filled in; change anything there.

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Seven Palms Sentosa Cove · 01-05 · Condominium · 79 years left
5,942 sqftS$16,048,000S$2,701 psf
May 2026
Seven Palms Sentosa Cove · 01-05 · Condominium · 80 years left
4,273 sqftS$13,380,000S$3,131 psf
Jan 2026
Seven Palms Sentosa Cove · 01-05 · Condominium · 80 years left
excluded: enbloc or bulk caveat
8,794 sqftS$23,892,159S$2,717 psf
Oct 2025
Seven Palms Sentosa Cove · 01-05 · Condominium · 80 years left
4,607 sqftS$12,502,920S$2,714 psf
Apr 2024
Seven Palms Sentosa Cove · 01-05 · Condominium · 82 years left
2,723 sqftS$8,010,000S$2,941 psf
Nov 2021
Seven Palms Sentosa Cove · 01-05 · Condominium · 84 years left
3,584 sqftS$10,200,000S$2,846 psf
Oct 2021
Seven Palms Sentosa Cove · 01-05 · Condominium · 84 years left
6,792 sqftS$20,380,000S$3,001 psf
Oct 2021
Seven Palms Sentosa Cove · 01-05 · Condominium · 84 years left
6,060 sqftS$19,700,000S$3,251 psf
See more

Showing 8 of 10.

Sale prices as filed in caveats.

Where the lease takes this

About 79 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years74 yearsS$12,137,040S$13,302,031S$13,400,273S$14,766,565
10 years69 yearsS$11,866,321S$14,253,661S$14,464,979S$17,565,054
20 years59 yearsS$10,697,823S$15,435,336S$15,896,403S$23,440,248

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.