Side-by-Side Comparison
| Metric | District 3 — Queenstown/Alexandra | District 4 — Sentosa/HarbourFront |
|---|---|---|
| Condo Count | 43 | 37 |
| Avg PSF | $2,020 psf | $1,752 psf |
| Median Price | $2,063,131 | $3,597,347 |
| Transaction Volume | 6,006 | 1,858 |
| Avg Walkability | 66.8/100 | 54.3/100 |
| Avg Investment Score | 64.1/100 | 52.1/100 |
| Avg TOP Year | 2012 | 2008 |
| Avg Gross Yield | 2.7% | 3.0% |
Price Analysis
District 4 — Sentosa/HarbourFront is the more affordable option, with an average PSF that is $267 psf (14.2%) lower than District 3 — Queenstown/Alexandra.
In terms of median transaction price, District 3 — Queenstown/Alexandra also offers a lower entry point at $2,063,131 compared to $3,597,347.
Lifestyle & Accessibility
District 3 — Queenstown/Alexandra scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 4 — Sentosa/HarbourFront wins on price. District 3 — Queenstown/Alexandra wins on walkability. District 3 — Queenstown/Alexandra wins on investment score. District 4 — Sentosa/HarbourFront wins on rental yield.
Investment Potential
District 3 — Queenstown/Alexandra has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 4 — Sentosa/HarbourFront delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 3 — Queenstown/Alexandra
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| ZYON GRAND | $3,050 psf | 624 | 1,079 | 99 yrs lease commencing from 2024 |
| AVENUE SOUTH RESIDENCE | $2,261 psf | 569 | 1,074 | 99 yrs lease commencing from 2018 |
| PENRITH | $2,795 psf | 449 | 462 | 99 yrs lease commencing from 2024 |
| STIRLING RESIDENCES | $2,271 psf | 440 | 1,259 | 99 yrs lease commencing from 2017 |
| ONE PEARL BANK | $2,569 psf | 426 | 774 | 99 yrs lease commencing from 2019 |
Top 5 Condos in District 4 — Sentosa/HarbourFront
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | $1,738 psf | 352 | 1,129 | 99 yrs lease commencing from 2006 |
| THE INTERLACE | $1,465 psf | 238 | 1,040 | 99 yrs lease commencing from 2009 |
| CARIBBEAN AT KEPPEL BAY | $1,758 psf | 202 | 969 | 99 yrs lease commencing from 1999 |
| THE REEF AT KING'S DOCK | $2,467 psf | 166 | 429 | 99 yrs lease commencing from 2021 |
| CAPE ROYALE | $2,220 psf | 116 | 302 | 99 yrs lease commencing from 2008 |
Final Verdict
District 3 — Queenstown/Alexandra
Pros & Cons
✓ Strengths
- Better walkability score (66.8/100)
- Higher average investment score (64.1)
- More condos to choose from (43 developments)
- Newer average stock (avg TOP 2012)
✗ Considerations
- Higher average PSF ($2,020 psf)
- Lower gross rental yield (2.7%)
District 4 — Sentosa/HarbourFront
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,752 psf)
- Higher gross rental yield (3.0%)
✗ Considerations
- Lower walkability score (54.3/100)
- Lower average investment score (52.1)
- Fewer condos available (37 developments)
- Older average stock (avg TOP 2008)
Frequently Asked Questions
Which is more affordable, District 3 — Queenstown/Alexandra or District 4 — Sentosa/HarbourFront?
Is District 3 — Queenstown/Alexandra or District 4 — Sentosa/HarbourFront better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.