HARBOUR SUITES is a freehold development along KAMPONG BAHRU ROAD in District 4 (Telok Blangah / Sentosa), part of the RCR segment of Singapore's private residential market. The project comprises 44 units and is TOP 2014.
This profile draws on 9 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 12 years from TOP, HARBOUR SUITES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 4 (Telok Blangah / Sentosa), the immediate context for HARBOUR SUITES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 9 sales and 135 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HARBOUR SUITES dashboard.
- Average sale price: $1,018,278 across 9 transactions
- Estimated gross rental yield: 3.5%
- District 4 PSF ranking: Mid-range (top 67%)
- Freehold tenure · RCR · D4 · 44 units
About HARBOUR SUITES
HARBOUR SUITES is a freehold condominium, located at KAMPONG BAHRU ROAD in District 4 (Telok Blangah, Harbourfront) (Rest of Central Region), developed by GOLDHILL LAND PTE LTD, comprising 44 residential units, completed in 2014.
As a freehold property, HARBOUR SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HARBOUR SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $1,751 psf | $735,000 |
| 1 BR | 4 | $1,632 psf | $923,000 |
| 2 BR | 2 | $1,608 psf | $1,211,250 |
| 3 BR | 1 | $1,439 psf | $1,580,000 |
Sales Market Overview
HARBOUR SUITES has recorded 9 sale transactions with an average transaction price of $1,018,278, ranging from $700,000 to $1,580,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,616 psf | $852,500 | — |
| 2023 | 5 | $1,642 psf | $1,114,900 | ↑ 1.6% |
| 2025 | 1 | $1,668 psf | $700,000 | ↑ 1.5% |
| 2026 | 1 | $1,573 psf | $1,185,000 | ↓ 5.7% |
HARBOUR SUITES ranks in the top 67% of condos in District 4 by average PSF.
Compared to the RCR average of $2,049 psf, HARBOUR SUITES trades 20.4% below the segment benchmark.
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Rental Market Overview
HARBOUR SUITES has recorded 135 rental transactions with monthly rents averaging $2,980/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 77 | $2,822/mo | $566/mo | $4,256/mo |
| 2 BR | 54 | $3,146/mo | $2,350/mo | $4,800/mo |
| 3 BR | 4 | $3,775/mo | $3,100/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 28 | $2,512/mo |
| 2022 | 39 | $2,957/mo |
| 2023 | 21 | $3,200/mo |
| 2024 | 24 | $3,254/mo |
| 2025 | 18 | $3,093/mo |
| 2026 | 5 | $3,130/mo |
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Investment Analysis
Based on average rents and sale prices, HARBOUR SUITES delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 4
Side-by-side comparison against the most actively traded condos in District 4 (Telok Blangah, Harbourfront):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 1129 | $1,736 psf | 365 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 1040 | $1,469 psf | 242 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 969 | $1,764 psf | 209 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 429 | $2,469 psf | 173 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 302 | $2,220 psf | 116 |
Location Map
Map shows HARBOUR SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HARBOUR SUITES
- Keppel MRT
- Cantonment MRT
- HarbourFront MRT
- HarbourFront MRT
- Cantonment Primary School
- Radin Mas Primary School
- Blangah Rise Primary School
Nearby MRT Stations
HARBOUR SUITES is 670m from Keppel MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Keppel | CC30 | Circle Line | 670m |
| Cantonment | CC31 | Circle Line | 680m |
| HarbourFront | NE1 | North-East Line | 1.0 km |
| HarbourFront | CC29 | Circle Line | 1.0 km |
Nearby Schools
There are 8 schools within 2 km of HARBOUR SUITES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 950m |
| Radin Mas Primary School | Primary | 1.4 km |
| Blangah Rise Primary School | Primary | 1.5 km |
| Outram Secondary School | Secondary | 1.6 km |
| Bukit Merah Secondary School | Secondary | 1.7 km |
| Gan Eng Seng School | Secondary | 1.9 km |
| Henderson Secondary School | Secondary | 1.9 km |
| Gan Eng Seng Primary School | Primary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Keppel is about 0.67km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 44 units, HARBOUR SUITES keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Cantonment Primary School sits about 0.95km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 9 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: HARBOUR SUITES hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 9 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for HARBOUR SUITES?
What is the rental yield for HARBOUR SUITES?
Is HARBOUR SUITES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 9 transactions analysed
- Rental data: 135 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HARBOUR SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 303 condo transactions recorded in District 4 over the last 12 months, 91% resale, 9% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 4 reads 89.8 as of March 2026 — up 2.4% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing HARBOUR SUITES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (100m away), an upgrader gap of about $100,000
- Central Area — 4-room average $1,088,814 (1.6 km away)