Sentosa Cove
Project page · 99-year lease from 2007
Based on 6 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 8,632 sqft of land, typical for Sentosa Cove. Houses differ widely in land and built-up area, so enter yours below for your own range.
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Landed, Ocean Drive · 258 m | - | 7,649 sqft | S$13,600,000 | S$1,778 psf | ×1.018 | S$1,811 psf |
| Jan 2026 | Landed, Treasure Island · 73 m | - | 8,379 sqft | S$17,800,000 | S$2,124 psf | ×1.018 | S$2,163 psf |
| Nov 2025 | Paradise Island · 134 m | - | 8,136 sqft | S$12,000,000 | S$1,475 psf | ×1.024 | S$1,510 psf |
| Sept 2025 | Landed, Ocean Drive · 258 m | - | 7,812 sqft | S$15,200,000 | S$1,946 psf | ×0.988 | S$1,923 psf |
| Aug 2025 | Landed, Ocean Drive · 258 m | - | 7,637 sqft | S$13,888,888 | S$1,819 psf | ×0.988 | S$1,797 psf |
| Feb 2025 | Sentosa Cove | - | 7,934 sqft | S$14,800,000 | S$1,865 psf | ×1.035 | S$1,931 psf |
How accurate is this estimate for Sentosa Cove?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
Buying or selling at S$16,113,218?
Buying: Stamp duty on S$16,113,218 · Cash and CPF needed on S$16,113,218 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$16,113,218.
Each opens with this figure filled in; change anything there.
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2025 | Sentosa Cove · Detached · 81 years left | 7,934 sqft | S$14,800,000 | S$1,865 psf |
| Dec 2022 | Sentosa Cove · Detached · 83 years left | 7,934 sqft | S$17,050,000 | S$2,149 psf |
| Sept 2022 | Sentosa Cove · Detached · 83 years left | 11,285 sqft | S$22,800,000 | S$2,020 psf |
| Jun 2022 | Sentosa Cove · Detached · 84 years left | 11,430 sqft | S$22,000,000 | S$1,925 psf |
| Jan 2022 | Sentosa Cove · Detached · 84 years left | 8,632 sqft | S$14,300,000 | S$1,657 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | This market's record, 1.85% a yearmeasured | Prices 2% a year | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 74 years | S$15,273,655 | S$16,739,718 | S$16,863,349 | S$18,582,737 |
| 10 years | 69 years | S$14,932,973 | S$17,937,281 | S$18,203,211 | S$22,104,448 |
| 20 years | 59 years | S$13,462,497 | S$19,424,341 | S$20,004,563 | S$29,497,989 |
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.