HARBOURLIGHTS is a freehold development along TELOK BLANGAH ROAD in District 4 (Telok Blangah / Sentosa), part of the RCR segment of Singapore's private residential market. The project comprises 139 units and is TOP 1997.
This profile draws on 19 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 4 (Telok Blangah / Sentosa), the immediate context for HARBOURLIGHTS 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 19 sales and 313 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HARBOURLIGHTS dashboard.
- Average sale price: $1,752,842 across 19 transactions
- Estimated gross rental yield: 2.6%
- District 4 PSF ranking: Above average (top 36%)
- Freehold tenure · RCR · D4 · 139 units
About HARBOURLIGHTS
HARBOURLIGHTS is a freehold condominium, located at TELOK BLANGAH ROAD in District 4 (Telok Blangah, Harbourfront) (Rest of Central Region), developed by LIANG COURT TECHNOPARK PTE LTD, comprising 139 residential units, completed in 1997.
As a freehold property, HARBOURLIGHTS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HARBOURLIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 12 | $1,803 psf | $1,504,583 |
| 3 BR | 7 | $1,787 psf | $2,178,429 |
Sales Market Overview
HARBOURLIGHTS has recorded 19 sale transactions with an average transaction price of $1,752,842, ranging from $1,320,000 to $2,388,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,564 psf | $1,535,000 | — |
| 2022 | 2 | $1,718 psf | $1,850,000 | ↑ 9.8% |
| 2023 | 3 | $1,814 psf | $1,779,333 | ↑ 5.6% |
| 2024 | 6 | $1,802 psf | $1,728,000 | ↓ 0.7% |
| 2025 | 5 | $1,899 psf | $1,741,000 | ↑ 5.4% |
| 2026 | 1 | $1,826 psf | $2,123,000 | ↓ 3.8% |
HARBOURLIGHTS ranks in the top 36% of condos in District 4 by average PSF.
Compared to the RCR average of $2,049 psf, HARBOURLIGHTS trades 12.3% below the segment benchmark.
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Rental Market Overview
HARBOURLIGHTS has recorded 313 rental transactions with monthly rents averaging $3,810/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 240 | $3,555/mo | $2,250/mo | $4,800/mo |
| 3 BR | 73 | $4,645/mo | $2,950/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 64 | $3,000/mo |
| 2022 | 74 | $3,571/mo |
| 2023 | 51 | $4,369/mo |
| 2024 | 65 | $4,142/mo |
| 2025 | 46 | $4,178/mo |
| 2026 | 13 | $3,996/mo |
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Investment Analysis
Based on average rents and sale prices, HARBOURLIGHTS delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 HARBOURLIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HARBOURLIGHTS
- HarbourFront MRT
- HarbourFront MRT
- Keppel MRT
- Cantonment MRT
- Blangah Rise Primary School
- Radin Mas Primary School
- Cantonment Primary School
Nearby MRT Stations
HARBOURLIGHTS is 160m from HarbourFront MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| HarbourFront | NE1 | North-East Line | 160m |
| HarbourFront | CC29 | Circle Line | 160m |
| Keppel | CC30 | Circle Line | 880m |
| Cantonment | CC31 | Circle Line | 1.5 km |
Nearby Schools
There are 3 schools within 2 km of HARBOURLIGHTS.
| School | Type | Distance |
|---|---|---|
| Blangah Rise Primary School | Primary | 1.3 km |
| Radin Mas Primary School | Primary | 1.6 km |
| Cantonment Primary School | Primary | 1.8 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.
Genuine walk-to-MRT access. HarbourFront sits about 0.16km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Blangah Rise Primary School sits about 1.32km 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 19 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: HARBOURLIGHTS 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. 19 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 HARBOURLIGHTS?
What is the rental yield for HARBOURLIGHTS?
Is HARBOURLIGHTS 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: 19 transactions analysed
- Rental data: 313 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 HARBOURLIGHTS
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 HARBOURLIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (470m away), an upgrader gap of about $850,000