The Oceanfront @ Sentosa Cove

64 filed transactions · District 04 · CCR

Median, per square foot

1,684 psf

Observed range

$1,348 — $2,389 psf
S$2,910k median price

99 yrs lease commencing from 2005 · 64 filed transactions

▲ 5.6% vs 12 months ago

S$2,910k

Median price

Filed transactions

62%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $2,910,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Aug '23 · S$3,069kAug '26 · S$2,930k

The transactions behind those figures20 of 64

Nothing modelled — these are the filed sales.

159 sqm · floor 01-05Condominium · Resale · 2026-08

S$2,780,000$1624 psf

164 sqm · floor 06-10Condominium · Resale · 2026-08

S$2,980,000$1688 psf

159 sqm · floor 06-10Condominium · Resale · 2026-08

S$2,880,000$1683 psf

190 sqm · floor 01-05Condominium · Resale · 2026-08

S$3,733,000$1825 psf

193 sqm · floor 11-15Condominium · Resale · 2026-07

S$3,700,000$1781 psf

126 sqm · floor 06-10Condominium · Resale · 2026-06

S$2,220,000$1637 psf

174 sqm · floor 01-05Condominium · Resale · 2026-03

S$2,800,000$1495 psf

159 sqm · floor 06-10Condominium · Resale · 2026-03

S$2,500,000$1461 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 04, typical project+4.1%

Middle of 5 projects in District 04 that clear the bar — half fall between +4.1% and +6.7%. None came out negative in this set.

Every band in District 04, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,776	785
06-10	S$1,805	465
11-15	S$1,781	174
16-20	S$1,763	89
21-25	S$1,775	48
26-30	S$1,734	16
31-35	S$1,974	11
36-40	S$1,871	8

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What has sold nearby300m

Distance from The Oceanfront @ Sentosa CoveStraight-line, not walking — what sits between two points is in no dataset here.

1project within 300m

$1,495–$1,627the middle half, per sq ft — all from one project

$1,569median of those sales

From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
The Coast at Sentosa Cove	151m	2026-06	01-05	188 sqm	$1,497
The Coast at Sentosa Cove	151m	2026-05	06-10	188 sqm	$1,532
The Coast at Sentosa Cove	151m	2026-04	06-10	188 sqm	$1,688
The Coast at Sentosa Cove	151m	2026-03	01-05	188 sqm	$1,433
The Coast at Sentosa Cove	151m	2026-03	06-10	188 sqm	$1,526
The Coast at Sentosa Cove	151m	2026-02	01-05	188 sqm	$1,495
The Coast at Sentosa Cove	151m	2026-02	01-05	244 sqm	$1,439
The Coast at Sentosa Cove	151m	2026-01	01-05	191 sqm	$1,571
The Coast at Sentosa Cove	151m	2025-12	06-10	188 sqm	$1,655
The Coast at Sentosa Cove	151m	2025-11	01-05	214 sqm	$1,569
The Coast at Sentosa Cove	151m	2025-10	01-05	188 sqm	$1,394
The Coast at Sentosa Cove	151m	2025-10	01-05	188 sqm	$1,516

The 12 most recent are listed, out of 20 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$2,910,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,910,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$66,238

Cash in handS$2,461,346

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.