RCR + CCR - 926 transactions in last 3 years
District 4 (Sentosa, Harbourfront) is split between RCR and CCR. Most of the district sits in RCR (Telok Blangah, Harbourfront), with Sentosa Cove and core Sentosa addresses in CCR. The two halves price very differently; check the project's exact location before treating district medians as comparable.
Last transaction: 2026-06-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | REFLECTIONS AT KEPPEL BAY | $1,725 | $2,006 | 3.8% | 162 | - |
| 2 | THE INTERLACE | $1,651 | $1,893 | 3.5% | 124 | - |
| 3 | THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,806 | $2,100 | 3.7% | 106 | - |
| 4 | CARIBBEAN AT KEPPEL BAY | $1,912 | $2,313 | 3.6% | 104 | - |
| 5 | THE REEF AT KING'S DOCK | $2,598 | $2,723 | 3.4% | 70 | - |
| 6 | CORALS AT KEPPEL BAY | $2,064 | $2,388 | 3.7% | 47 | - |
| 7 | SKYLINE RESIDENCES | $2,194 | $2,194 | 3.0% | 40 | - |
| 8 | CAPE ROYALE | $2,222 | $2,560 | 3.1% | 39 | - |
| 9 | THE OCEANFRONT @ SENTOSA COVE | $1,679 | $1,964 | 3.8% | 29 | - |
| 10 | THE COAST AT SENTOSA COVE | $1,573 | $1,830 | 3.7% | 24 | - |
| 11 | THE FORESTA @ MOUNT FABER | $2,021 | $2,021 | 3.5% | 21 | - |
| 12 | THE BERTH BY THE COVE | $1,477 | $1,737 | 3.7% | 21 | - |
| 13 | THE PEARL @ MOUNT FABER | $1,542 | $1,834 | 3.2% | 19 | - |
| 14 | SEASCAPE | $2,051 | $2,372 | 3.2% | 18 | - |
| 15 | TERESA VILLE | $1,628 | $1,628 | 2.2% | 18 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
No tracked primary schools in this district.
No major launches in pipeline.