THE BERTH BY THE COVE is a 77-year balance leasehold development along OCEAN DRIVE in District 4 (Telok Blangah / Sentosa), part of the CCR segment of Singapore's private residential market. The project comprises 200 units and is TOP 2006.
This profile draws on 40 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 20 years from TOP, THE BERTH BY THE COVE 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 THE BERTH BY THE COVE 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 40 sales and 317 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BERTH BY THE COVE dashboard.
- Average sale price: $2,659,522 across 40 transactions
- Estimated gross rental yield: 3.4%
- District 4 PSF ranking: Value tier (top 88%)
- 99 yrs lease commencing from 2004 · CCR · D4 · 200 units
About THE BERTH BY THE COVE
THE BERTH BY THE COVE is a 99 yrs lease commencing from 2004 condominium, located at OCEAN DRIVE in District 4 (Telok Blangah, Harbourfront) (Core Central Region), developed by HO BEE GROUP, comprising 200 residential units, completed in 2006.
With approximately 77 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BERTH BY THE COVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $1,608 psf | $1,908,127 |
| 4 BR | 24 | $1,498 psf | $2,501,000 |
| 5+ BR | 9 | $1,148 psf | $3,666,667 |
Sales Market Overview
THE BERTH BY THE COVE has recorded 40 sale transactions with an average transaction price of $2,659,522, ranging from $1,768,000 to $7,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,400 psf | $2,888,000 | — |
| 2022 | 7 | $1,619 psf | $2,669,286 | ↑ 15.7% |
| 2023 | 6 | $1,408 psf | $2,451,483 | ↓ 13.0% |
| 2024 | 9 | $1,440 psf | $2,699,333 | ↑ 2.2% |
| 2025 | 6 | $1,319 psf | $2,420,833 | ↓ 8.4% |
| 2026 | 1 | $1,477 psf | $2,400,000 | ↑ 12.0% |
THE BERTH BY THE COVE ranks in the top 88% of condos in District 4 by average PSF.
Compared to the CCR average of $2,447 psf, THE BERTH BY THE COVE trades 41.2% below the segment benchmark.
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Rental Market Overview
THE BERTH BY THE COVE has recorded 317 rental transactions with monthly rents averaging $7,614/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 78 | $5,690/mo | $4,000/mo | $7,800/mo |
| 3 BR | 149 | $7,355/mo | $5,000/mo | $12,500/mo |
| 4 BR | 82 | $9,617/mo | $6,000/mo | $19,500/mo |
| 5+ BR | 8 | $10,656/mo | $8,750/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 59 | $6,300/mo |
| 2022 | 73 | $7,057/mo |
| 2023 | 60 | $8,866/mo |
| 2024 | 64 | $7,902/mo |
| 2025 | 55 | $8,207/mo |
| 2026 | 6 | $6,283/mo |
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Investment Analysis
Based on average rents and sale prices, THE BERTH BY THE COVE 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 THE BERTH BY THE COVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BERTH BY THE COVE
Adequate lease horizon. Around 77 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.
Solid facilities scale. 200 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
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.
[
{
"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: THE BERTH BY THE COVE 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. 40 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 40 transactions analysed
- Rental data: 317 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 THE BERTH BY THE COVE
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