homequant
condo · 098618

The Berth By The Cove

Project page · 99-year lease from 2004

Indicative value range
S$2,315,495 – S$2,484,258
Indicative mid S$2,467,988 · S$1,484 psf

Based on 3 sales in this project, last 12 months. Search widened 1 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 2026The Berth By The Cove01-051,884 sqftS$2,450,000S$1,301 psf×1.000S$1,301 psf
Aug 2026The Berth By The Cove01-051,658 sqftS$2,460,000S$1,484 psf×1.000S$1,484 psf
Jan 2026The Berth By The Cove01-051,625 sqftS$2,400,000S$1,477 psf×1.018S$1,504 psf

How accurate is this estimate for The Berth By The Cove?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in The Berth By The Cove since.

Median error
5.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

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

3.89% gross yield

S$96,000 of rent a year against the estimate above · 0.25 points above flats like it

Leases signed here within a quarter of this size run about S$8,000 a month, the middle of 29 of them.

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 2026>3000 sqft4Non-landed PropertiesS$12,500
Q3 2026>3000 sqft4Non-landed PropertiesS$12,500
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,100
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,100
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,000
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,000
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,000
Q3 20261800-1900 sqft4Non-landed PropertiesS$8,000

median of 29 URA rental contracts at The Berth By The Cove within a quarter of 154.5 sqm, since 2025Q4.

Buying or selling at S$2,467,988?

Buying: Stamp duty on S$2,467,988 · Cash and CPF needed on S$2,467,988 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,467,988.

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
The Berth By The Cove · 01-05 · Condominium · 76 years left
1,884 sqftS$2,450,000S$1,301 psf
Aug 2026
The Berth By The Cove · 01-05 · Condominium · 76 years left
1,658 sqftS$2,460,000S$1,484 psf
Jul 2026
The Berth By The Cove · 01-05 · Condominium · 77 years left
1,012 sqftS$1,610,000S$1,591 psf
Jan 2026
The Berth By The Cove · 01-05 · Condominium · 77 years left
1,625 sqftS$2,400,000S$1,477 psf
Oct 2025
The Berth By The Cove · 06-10 · Condominium · 77 years left
1,453 sqftS$2,015,000S$1,387 psf
Sept 2025
The Berth By The Cove · 01-05 · Condominium · 77 years left
1,668 sqftS$2,515,000S$1,507 psf
Sept 2025
The Berth By The Cove · 01-05 · Condominium · 77 years left
1,184 sqftS$1,845,000S$1,558 psf
Sept 2025
The Berth By The Cove · 01-05 · Condominium · 77 years left
2,024 sqftS$2,200,000S$1,087 psf
Jun 2025
The Berth By The Cove · 06-10 · Condominium · 78 years left
2,992 sqftS$3,250,000S$1,086 psf
Apr 2025
The Berth By The Cove · 01-05 · Condominium · 78 years left
2,099 sqftS$2,700,000S$1,286 psf
Dec 2024
The Berth By The Cove · 01-05 · Condominium · 78 years left
1,668 sqftS$2,580,000S$1,546 psf
Nov 2024
The Berth By The Cove · 01-05 · Condominium · 78 years left
1,625 sqftS$2,430,000S$1,495 psf
Nov 2024
The Berth By The Cove · 06-10 · Condominium · 78 years left
3,089 sqftS$3,600,000S$1,165 psf
Sept 2024
The Berth By The Cove · 01-05 · Condominium · 78 years left
1,647 sqftS$2,400,000S$1,457 psf
Jul 2024
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,625 sqftS$2,460,000S$1,514 psf
Jun 2024
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,152 sqftS$1,768,000S$1,535 psf
Jun 2024
The Berth By The Cove · 06-10 · Condominium · 79 years left
3,315 sqftS$4,100,000S$1,237 psf
May 2024
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,668 sqftS$2,500,000S$1,498 psf
Jan 2024
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,625 sqftS$2,456,000S$1,511 psf
Dec 2023
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,184 sqftS$1,900,000S$1,605 psf
Nov 2023
The Berth By The Cove · 06-10 · Condominium · 79 years left
3,046 sqftS$3,250,000S$1,067 psf
Sept 2023
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,173 sqftS$1,848,888S$1,576 psf
Aug 2023
The Berth By The Cove · 06-10 · Condominium · 79 years left
3,057 sqftS$3,500,000S$1,145 psf
Aug 2023
The Berth By The Cove · 01-05 · Condominium · 79 years left
1,604 sqftS$2,315,008S$1,443 psf
Mar 2023
The Berth By The Cove · 01-05 · Condominium · 80 years left
1,173 sqftS$1,895,000S$1,615 psf
Dec 2022
The Berth By The Cove · 01-05 · Condominium · 80 years left
1,884 sqftS$3,150,000S$1,672 psf
Dec 2022
The Berth By The Cove · 01-05 · Condominium · 80 years left
1,884 sqftS$2,800,000S$1,486 psf
Dec 2022
The Berth By The Cove · 01-05 · Condominium · 80 years left
1,668 sqftS$2,450,000S$1,468 psf
Nov 2022
The Berth By The Cove · 01-05 · Condominium · 80 years left
1,173 sqftS$2,100,000S$1,790 psf
Nov 2022
The Berth By The Cove · 01-05 · Condominium · 80 years left
1,668 sqftS$2,750,000S$1,648 psf
May 2022
The Berth By The Cove · 01-05 · Condominium · 81 years left
1,658 sqftS$2,710,000S$1,635 psf
Mar 2022
The Berth By The Cove · 01-05 · Condominium · 81 years left
1,668 sqftS$2,725,000S$1,633 psf
Dec 2021
The Berth By The Cove · 01-05 · Condominium · 81 years left
1,668 sqftS$2,720,000S$1,630 psf
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Showing 33 of 34.

Sale prices as filed in caveats.

Where the lease takes this

About 76 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 years71 yearsS$2,339,396S$2,563,946S$2,582,882S$2,846,232
10 years66 yearsS$2,287,215S$2,747,371S$2,788,102S$3,385,637
20 years56 yearsS$2,061,989S$2,975,137S$3,064,007S$4,518,072

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.