TURQUOISE is a 99 yrs lease commencing from 2007 development along COVE DRIVE in District 4 (Telok Blangah / Sentosa), part of the CCR segment of Singapore's private residential market. The project comprises 91 units and is an established secondary-market project.
This profile draws on 53 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 TURQUOISE 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 53 sales and 145 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TURQUOISE dashboard.
- Average sale price: $3,766,216 across 53 transactions
- Estimated gross rental yield: 3.6%
- District 4 PSF ranking: Value tier (top 79%)
- 99 yrs lease commencing from 2007 · CCR · D4 · 91 units
About TURQUOISE
TURQUOISE is a 99 yrs lease commencing from 2007 condominium, located at COVE DRIVE in District 4 (Telok Blangah, Harbourfront) (Core Central Region), comprising 91 residential units.
Sales Market Overview
TURQUOISE has recorded 53 sale transactions with an average transaction price of $3,766,216, ranging from $2,741,000 to $12,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 25 | $1,462 psf | $3,265,316 | — |
| 2022 | 14 | $1,519 psf | $3,827,226 | ↑ 3.9% |
| 2023 | 4 | $1,613 psf | $3,937,350 | ↑ 6.2% |
| 2024 | 4 | $1,480 psf | $4,974,250 | ↓ 8.2% |
| 2025 | 6 | $1,411 psf | $4,791,500 | ↓ 4.6% |
TURQUOISE ranks in the top 79% of condos in District 4 by average PSF.
Compared to the CCR average of $2,447 psf, TURQUOISE trades 39.4% below the segment benchmark.
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Rental Market Overview
TURQUOISE has recorded 145 rental transactions with monthly rents averaging $11,409/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 74 | $9,351/mo | $6,800/mo | $13,000/mo |
| 4 BR | 65 | $12,674/mo | $6,300/mo | $30,000/mo |
| 5+ BR | 6 | $23,083/mo | $16,000/mo | $30,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 32 | $8,800/mo |
| 2022 | 31 | $11,556/mo |
| 2023 | 36 | $12,563/mo |
| 2024 | 20 | $12,605/mo |
| 2025 | 22 | $12,218/mo |
| 2026 | 4 | $10,325/mo |
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Investment Analysis
Based on average rents and sale prices, TURQUOISE delivers an estimated gross rental yield of 3.6%. 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 TURQUOISE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TURQUOISE
Established price discovery. 53 transactions in URA (TTM avg $1,449 psf, median sale $3,282,310) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Boutique character. With 91 units, TURQUOISE 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.
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: Lease horizon constrains long-hold optionality
- ⚠️ Family with school-age kids: Verify exact 1km/2km school-finder boundaries
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ⚠️ Rental investor (yield-focused): Adequate price discovery; verify per-bedroom net yield manually
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: TURQUOISE 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. 53 transactions in URA 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 TURQUOISE?
What is the rental yield for TURQUOISE?
Is TURQUOISE 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: 53 transactions analysed
- Rental data: 145 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 TURQUOISE
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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