SANDY ISLAND is a 80-year balance leasehold development along SANDY ISLAND in District 4 (Telok Blangah / Sentosa), part of the CCR segment of Singapore's private residential market. The project comprises 18 units and is TOP 2013.
This profile draws on 4 recorded transactions from URA REALIS 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 13 years from TOP, SANDY ISLAND 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 SANDY ISLAND 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 4 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANDY ISLAND dashboard.
- Average sale price: $10,627,502 across 4 transactions
- Estimated gross rental yield: 3.4%
- District 4 PSF ranking: Value tier (top 94%)
- 99 yrs lease commencing from 2007 · CCR · D4 · 18 units
About SANDY ISLAND
SANDY ISLAND is a 99 yrs lease commencing from 2007 condominium, located at SANDY ISLAND in District 4 (Telok Blangah, Harbourfront) (Core Central Region), developed by SANDY ISLAND PTE LTD, comprising 18 residential units, completed in 2013.
With approximately 80 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
SANDY ISLAND has recorded 4 sale transactions with an average transaction price of $10,627,502, ranging from $9,710,000 to $11,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,270 psf | $10,455,000 | — |
| 2022 | 2 | $1,412 psf | $10,800,004 | ↑ 11.1% |
SANDY ISLAND ranks in the top 94% of condos in District 4 by average PSF.
Compared to the CCR average of $2,447 psf, SANDY ISLAND trades 45.2% below the segment benchmark.
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Rental Market Overview
SANDY ISLAND has recorded 6 rental transactions with monthly rents averaging $30,333/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 6 | $30,333/mo | $20,000/mo | $50,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $20,000/mo |
| 2022 | 1 | $22,000/mo |
| 2023 | 2 | $45,000/mo |
| 2025 | 2 | $25,000/mo |
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Investment Analysis
Based on average rents and sale prices, SANDY ISLAND delivers an estimated gross rental yield of 3.4%. 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 | 361 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 1040 | $1,468 psf | 241 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 969 | $1,762 psf | 207 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 429 | $2,468 psf | 171 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 302 | $2,220 psf | 116 |
Location Map
Map shows SANDY ISLAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANDY ISLAND
Adequate lease horizon. Around 80 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 18 units, SANDY ISLAND 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.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 4 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: SANDY ISLAND sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 4 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 SANDY ISLAND?
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Is SANDY ISLAND freehold or leasehold?
How accessible is public transport from SANDY ISLAND?
What is the tenure of SANDY ISLAND?
How does SANDY ISLAND compare to other projects in the district?
What stamp duty applies for a foreign buyer of SANDY ISLAND?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 6 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 SANDY ISLAND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.