District 4 is Singapore's southern-coast luxury corridor — 37 condos, a URA-recorded median of $1,770 psf, and an estimated gross yield of 3.3%. Sentosa Cove remains the only place in Singapore where eligible foreigners may purchase freehold landed homes, while the Greater Southern Waterfront (GSW) will reshape Keppel and Telok Blangah over the next 15 years.
Tucked between the cable-car ridgeline of Mount Faber and the glittering waters of Keppel Bay, Singapore's District 4 occupies a uniquely privileged position. Classified as Rest of Central Region (RCR) by URA, it spans three distinct micro-markets — Telok Blangah's hillside residences, the transit-anchored mid-tier condos clustered around HarbourFront MRT, and the rarefied waterfront enclave of Sentosa Cove.
Sentosa Cove deserves special mention for international buyers. Under Singapore's Residential Property Act, foreigners are generally barred from purchasing landed homes. Sentosa Cove is the sole gazetted exception: foreigners may buy landed property there with approval from the LDAU. Nationals of the United States, Iceland, Liechtenstein, Norway and Switzerland benefit from FTA parity — paying ABSD at Singaporean-citizen rates rather than the standard 60% rate, per IRAS.
ShiokNest currently tracks 37 condominiums across District 4, representing 1,896 URA-recorded sales transactions. The district's median sits at $1,770 psf, with median monthly rent around $7,200, yielding an estimated gross return of 3.3%.
The Greater Southern Waterfront (GSW) is Singapore's largest post-independence urban regeneration project, stretching 30 km of coastline. The URA Master Plan envisions more than 9,000 new homes delivered in phases through to 2040, with District 4's Keppel neighbourhood as the first catalyst cluster, per URA.
A landmark milestone arrived in November 2025, when URA awarded the Telok Blangah Road GLS tender — the first private residential plot on the former Keppel Club site — to Kingsford Huray Development at a top bid of $918.3 million ($1,326 psf ppr). The 1.36-hectare site is expected to yield approximately 740 units, per 99.co. The October 2025 BTO launch of 1,000 public flats at the same precinct confirms URA's phased approach.
Loading chart data...
- 37 condos tracked in District 4 (RCR)
- Median PSF: $1,770 psf across 1,896 sales
- Median rent: $7,200/mo across 11,069 leases
- Estimated gross yield: 3.3%
- Segment: Rest of Central Region
District Overview
District 4 covers Telok Blangah, Harbourfront, located in Singapore's Rest of Central Region (RCR). ShiokNest currently tracks 37 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| CAPE ROYALE | COVE WAY | 99 yrs lease commencing from 2008 | 302 | 2013 |
| CARIBBEAN AT KEPPEL BAY | KEPPEL BAY DRIVE | 99 yrs lease commencing from 1999 | 969 | 2004 |
| CORAL ISLAND | CORAL ISLAND | 99 yrs lease commencing from 2005 | 21 | 2007 |
| CORALS AT KEPPEL BAY | KEPPEL BAY DRIVE | 99 yrs lease commencing from 2007 | 366 | 2016 |
| HARBOUR SUITES | KAMPONG BAHRU ROAD | Freehold | 44 | 2014 |
| HARBOUR VIEW TOWERS | TELOK BLANGAH DRIVE | 99 yrs lease commencing from 1990 | 154 | 1994 |
| HARBOURLIGHTS | TELOK BLANGAH ROAD | Freehold | 139 | 1997 |
| KASARA | OCEAN DRIVE | 99 yrs lease commencing from 2006 | 13 | 2012 |
| MARINA COLLECTION | COVE DRIVE | 99 yrs lease commencing from 2007 | 124 | 2011 |
| MOUNT FABER LODGE | MOUNT FABER ROAD | Freehold | 84 | 1983 |
| OCEAN 8 | OCEAN DRIVE | 99 yrs lease commencing from 2005 | 8 | 2010 |
| PARADISE ISLAND | PARADISE ISLAND | 99 yrs lease commencing from 2005 | 29 | 2009 |
| PERMAI RESIDENCES | KAMPONG BAHRU ROAD | — | 70 | 2011 |
| REFLECTIONS AT KEPPEL BAY | KEPPEL BAY VIEW | 99 yrs lease commencing from 2006 | 1129 | 2011 |
| SANDY ISLAND | SANDY ISLAND | 99 yrs lease commencing from 2007 | 18 | 2013 |
| SEASCAPE | COVE WAY | 99 yrs lease commencing from 2007 | 151 | 2010 |
| SENTOSA COVE | CORAL ISLAND | 99 yrs lease commencing from 2007 | 264 | 2008 |
| SEVEN PALMS SENTOSA COVE | COVE DRIVE | 99 yrs lease commencing from 2007 | 41 | 2013 |
| SKYLINE RESIDENCES | TELOK BLANGAH ROAD | Freehold | 283 | 2015 |
| TELOK BLANGAH HOUSE | TELOK BLANGAH ROAD | — | 10 | — |
| TERESA 8 | BUKIT TERESA CLOSE | Freehold | 11 | 2008 |
| TERESA TERRACE | BUKIT TERESA CLOSE | — | — | — |
| TERESA VILLAS | BUKIT TERESA ROAD | Freehold | 8 | 2011 |
| TERESA VILLE | LOWER DELTA ROAD | Freehold | 264 | 1986 |
| THE AZURE | OCEAN DRIVE | 99 yrs lease commencing from 2005 | 116 | 2008 |
| THE BERTH BY THE COVE | OCEAN DRIVE | 99 yrs lease commencing from 2004 | 200 | 2006 |
| THE BERTHSIDE | OCEAN DRIVE | 99 yrs lease commencing from 2004 | 8 | 2006 |
| THE COAST AT SENTOSA COVE | OCEAN DRIVE | 99 yrs lease commencing from 2006 | 249 | 2009 |
| THE FORESTA @ MOUNT FABER | WISHART ROAD | Freehold | 141 | 2015 |
| THE GREEN COLLECTION | COVE DRIVE | — | 20 | 2012 |
| THE INTERLACE | DEPOT ROAD | 99 yrs lease commencing from 2009 | 1040 | 2013 |
| THE OCEANFRONT @ SENTOSA COVE | OCEAN DRIVE | 99 yrs lease commencing from 2005 | 264 | 2010 |
| THE PEARL @ MOUNT FABER | MOUNT FABER ROAD | 99 yrs lease commencing from 2002 | 192 | 2005 |
| THE REEF AT KING'S DOCK | HARBOURFRONT AVENUE | 99 yrs lease commencing from 2021 | 429 | 2021 |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | OCEAN WAY | 99 yrs lease commencing from 2006 | 228 | 2008 |
| THE VILLAS @ SENTOSA COVE | OCEAN DRIVE | 99 yrs lease commencing from 2005 | — | 2008 |
| TURQUOISE | COVE DRIVE | 99 yrs lease commencing from 2007 | 91 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 47 | $993,476 | $2,177 psf |
| 1-Bed | 38 | $1,303,123 | $2,209 psf |
| 2-Bed | 257 | $1,663,652 | $2,016 psf |
| 3-Bed | 501 | $2,169,035 | $1,835 psf |
| 4-Bed | 436 | $2,778,512 | $1,719 psf |
| 5-Bed | 617 | $5,244,120 | $1,756 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 22 | $1,833 psf |
| 2025-06 | 15 | $1,749 psf |
| 2025-07 | 25 | $1,884 psf |
| 2025-08 | 26 | $1,873 psf |
| 2025-09 | 35 | $1,692 psf |
| 2025-10 | 34 | $1,869 psf |
| 2025-11 | 19 | $1,845 psf |
| 2025-12 | 25 | $1,832 psf |
| 2026-01 | 23 | $2,028 psf |
| 2026-02 | 16 | $1,833 psf |
| 2026-03 | 29 | $1,876 psf |
| 2026-04 | 20 | $1,894 psf |
From 2021 to 2026, average PSF in District 4 has appreciated by 10.8% (~2.2% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 484 | $1,726 psf | — |
| 2022 | 349 | $1,797 psf | ↑ 4.2% |
| 2023 | 278 | $1,954 psf | ↑ 8.7% |
| 2024 | 365 | $1,842 psf | ↓ 5.8% |
| 2025 | 332 | $1,839 psf | ↓ 0.1% |
| 2026 | 88 | $1,912 psf | ↑ 4.0% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | SEVEN PALMS SENTOSA COVE | $2,974 psf | $15,335,635 | 8 |
| 2 | THE REEF AT KING'S DOCK | $2,468 psf | $2,218,514 | 171 |
| 3 | CORALS AT KEPPEL BAY | $2,223 psf | $3,823,251 | 90 |
| 4 | CAPE ROYALE | $2,220 psf | $5,196,444 | 116 |
| 5 | SKYLINE RESIDENCES | $2,161 psf | $2,294,187 | 67 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | REFLECTIONS AT KEPPEL BAY | 361 | $1,736 psf |
| 2 | THE INTERLACE | 241 | $1,468 psf |
| 3 | CARIBBEAN AT KEPPEL BAY | 207 | $1,762 psf |
| 4 | THE REEF AT KING'S DOCK | 171 | $2,468 psf |
| 5 | CAPE ROYALE | 116 | $2,220 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 136 | $19,892/mo | $3,300/mo | $52,000/mo |
| 1-Bed | 708 | $3,516/mo | $566/mo | $11,000/mo |
| 2-Bed | 3,080 | $5,153/mo | $2,250/mo | $25,000/mo |
| 3-Bed | 5,098 | $8,112/mo | $2,700/mo | $45,000/mo |
| 4-Bed | 1,908 | $12,969/mo | $4,668/mo | $37,000/mo |
| 5-Bed | 122 | $18,105/mo | $6,800/mo | $45,000/mo |
| 6-Bed | 17 | $26,400/mo | $16,500/mo | $42,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $993,476 | $19,892/mo | 24.03% |
| 1-Bed | $1,303,123 | $3,516/mo | 3.24% |
| 2-Bed | $1,663,652 | $5,153/mo | 3.72% |
| 3-Bed | $2,169,035 | $8,112/mo | 4.49% |
| 4-Bed | $2,778,512 | $12,969/mo | 5.60% |
| 5-Bed | $5,244,120 | $18,105/mo | 4.14% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
District 4's price landscape is best understood as three distinct PSF tiers.
| Micro-Market | Typical PSF Range | Tenure | Key Projects |
|---|---|---|---|
| Telok Blangah / Mount Faber | $1,400 – $1,800 | 99-yr / Freehold | Harbour View Towers, Skyline Residences |
| HarbourFront / Keppel Bay | $1,500 – $2,100 | 99-yr leasehold | Reflections at Keppel Bay, Corals at Keppel Bay |
| Sentosa Cove | $2,600 – $3,700 | 99-yr leasehold | Seven Palms, The Oceanfront |
At the premium end, Seven Palms Sentosa Cove recorded a pair of stacked units sold for a combined $23.89 million ($2,717 psf) in January 2026, per EdgeProp. These figures remain well below the development's launch highs.
The mid-tier Keppel Bay precinct tells a more nuanced story. Reflections at Keppel Bay, a 1,129-unit 99-year leasehold development, recorded an average transacted PSF of approximately $1,720–$1,728 over the 12 months to early 2026, per EdgeProp.
The upcoming Telok Blangah Road GLS — with a land cost of $1,326 psf ppr — implies a breakeven selling price of roughly $2,000–$2,200 psf for new units, establishing a higher price floor across D4. For rental investors, D4's 3.3% gross yield is supported by strong demand from maritime industry professionals and expatriates.
- Check your ABSD standing first. At 60% ABSD for non-FTA foreigners, a $3 million Sentosa Cove condo carries $1.8 million in stamp duty alone. Confirm your nationality status against the IRAS FTA eligibility list.
- Distinguish leasehold vintage. Most D4 condos — including Reflections at Keppel Bay (2011) and Corals at Keppel Bay (2016) — are 99-year leasehold. Depreciation accelerates beyond year 30.
- Monitor the Telok Blangah Road GLS launch timeline. Kingsford's award in November 2025 implies a likely preview in late 2026–2027.
- Run a gross-yield sanity check. A 3.3% gross yield compresses quickly once mortgage servicing, sinking fund, and vacancy are accounted for.
- Explore the GSW long game. The full transformation to 2040 will deliver new waterfront promenades — but also 9,000+ new supply units.
- Engage a licensed CEA agent familiar with Sentosa Cove. The LDAU landed-property approval process is materially different from standard condo conveyancing.
Frequently Asked Questions
What is the average PSF in District 4?
Is District 4 in CCR, RCR, or OCR?
What are the best condos in District 4?
What is the rental yield in District 4?
How many condos are in District 4?
Can foreigners buy a condo in Sentosa Cove?
Yes — all foreigners may purchase condominium units in Sentosa Cove (subject to 60% ABSD unless covered by an FTA). Foreigners may also purchase landed property in Sentosa Cove with LDAU approval — the only location in Singapore where this is permitted. Nationals of the US, Iceland, Liechtenstein, Norway, and Switzerland qualify for ABSD parity with Singapore Citizens under FTAs.
Which countries qualify for ABSD FTA remission in Singapore?
As of 2026, five nationalities receive ABSD rates equivalent to Singapore Citizens under FTAs: United States, Iceland, Liechtenstein, Norway, and Switzerland. All others pay the standard 60% ABSD on any residential property purchase.
What is the Greater Southern Waterfront and how does it affect D4?
The GSW is Singapore's largest urban transformation project — 30 km of reclaimed and former port land from Pasir Panjang to Marina East, eventually delivering over 9,000 new homes. District 4's Keppel neighbourhood is the first catalyst cluster. In November 2025, URA awarded the Telok Blangah Road GLS to Kingsford Huray at $918.3 million.
How does Reflections at Keppel Bay perform in 2025–2026?
Reflections at Keppel Bay (99-year leasehold, 2011) transacted at an average of approximately $1,720–$1,728 psf over the 12 months to early 2026. Smaller units reached up to $2,100 psf while larger formats dipped to $1,539 psf.
What new condos are launching in District 4?
The most anticipated pipeline launch is the Telok Blangah Road GLS (former Keppel Club site), awarded to Kingsford Huray Development in November 2025 at $1,326 psf ppr. Expected to yield ~740 units, a preview is likely in 2026–2027.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.