Turquoise

Overview & Key Facts

Turquoise is a 91-unit waterfront condominium at Cove Drive in Sentosa Cove, District 4 — Singapore’s only integrated resort island and its most exclusive residential enclave. Developed by Ho Bee Land and designed by Architect 61, it was completed in June 2010 and comprises two six-storey blocks with 21 private yacht berths along the marina waterfront.

The architecture is deliberately nautical — clean lines with distinctive marine-inspired roof forms and generous balconies that frame views of the Straits of Singapore, the marina, and Sentosa’s golf courses. Every unit is served by a private lift, and layouts range from three-bedroom apartments (2,088–2,575 sqft) to four-bedroom units and sky villas up to 3,746 sqft. These are genuinely large homes by any Singapore standard, and they were fitted out accordingly: Laufen Alessi Collection bathroom fittings by Stefano Giovannoni, Axor Starck fixtures by Philippe Starck, and a full suite of Miele kitchen appliances.

But the headline story of Turquoise in 2026 is not its design or its pedigree. It is the broader Sentosa Cove market correction. Non-landed home prices in Sentosa Cove fell 18.7% from their 2023 peak, and roughly 66% of resale transactions in 2025 were loss-making. Turquoise’s own PSF has declined from $1,613 to $1,411 over recent quarters. This is a development that delivers an extraordinary living experience — but one where buyers must go in with clear eyes about the investment reality.

Location & Connectivity

There is no way around it: Turquoise is on an island, accessed via a single causeway. Sentosa Cove is roughly 3 km from the nearest MRT station (HarbourFront, on the North-East and Circle Lines), and there is no direct rail connection to the residential enclave. The Sentosa Express monorail serves Resorts World and the beaches, not the Cove. In practice, residents are entirely car-dependent for daily life.

For drivers, the location is better than the island address might suggest. The CBD is roughly 10–15 minutes via the AYE or MCE in off-peak conditions, and Orchard Road is a similar drive. The Sentosa Gateway connects directly to the mainland at HarbourFront, where VivoCity — Singapore’s largest suburban mall — provides comprehensive retail, dining, and a Cold Storage supermarket. Quayside Isle, the small commercial strip within Sentosa Cove itself, offers a handful of restaurants, a Cold Storage outlet, and basic services.

What you gain in exchange for the isolation is something almost no other Singapore residential address can offer: genuine waterfront tranquillity, zero through-traffic, 24-hour island-level security, and views across the Straits. The ONE°15 Marina Club is next door. The Sentosa Golf Club and Tanjong Golf Course are within the enclave. For residents who work from home or whose daily routine does not revolve around an MRT commute, the location can feel like a permanent resort. For everyone else, the daily friction of the causeway — particularly the ERP gantry and occasional congestion during events at Resorts World — is a real consideration.

Schools & Education

Facilities

As a boutique 91-unit development, Turquoise does not attempt to compete with mega-condos on facility count. Instead, it focuses on quality and exclusivity. The facilities include a swimming pool with integrated spa pools, a wading pool, children’s playground, BBQ pavilion, sauna, steam bath, gymnasium, function room, multi-purpose hall, lounge, and clubhouse. The waterfront promenade and landscaped garden walkways round out the common areas.

The standout amenity is not a facility but a feature: 21 private yacht berths along the marina. These are not decorative — residents can moor a boat literally at their doorstep. For the target buyer demographic, this is a genuine differentiator that no mainland condo can replicate. The marina setting also means that even non-boat-owners enjoy unobstructed water views from the pool deck and common areas.

The honest assessment is that the facility roster is modest compared to developments like Reflections at Keppel Bay (1,129 units with resort-scale amenities) or The Interlace (1,040 units with Olympic-length pool, multiple tennis courts, and a roof terrace system). But at 91 units, the trade-off is low crowding — you will rarely share the pool with more than a handful of neighbours. For residents who also access the ONE°15 Marina Club and Sentosa’s golf courses, the on-site facilities supplement rather than define the lifestyle.

Pricing & Market Position

Across 53 recorded transactions (all-time), sale prices range from $2,741,000 to $12,000,000, averaging $3,766,216.

Over the last 12 months, transactions averaged $1,461 psf.

Rents range from $6,300 to $30,000 per month across 149 rental transactions. Current rental yield sits at approximately 3.7%.

Price Appreciation

From 2021 to 2025, the average PSF has declined by 3.5% (from $1,462 to $1,411 psf).

Neighbourhood Comparison

The competitive set for Turquoise is unusual — it straddles the Sentosa Cove enclave and the waterfront mainland developments around Keppel Bay. Reflections at Keppel Bay ($1,738 PSF, 99yr, 1,129 units) offers a dramatically larger facility set and MRT-proximate mainland location, but without the island exclusivity or yacht berths. The Interlace ($1,465 PSF, 99yr, 1,040 units) provides award-winning architecture and a more connected Depot Road location, at a lower PSF — but it is a mega-development with a very different living feel.

Within Sentosa Cove itself, Cape Royale ($2,220 PSF, 99yr, 302 units) is the closest comparable in terms of boutique waterfront luxury, but at a significantly higher PSF. Reef at King’s Dock ($2,467 PSF, 99yr, 429 units) is technically mainland-adjacent at Keppel and commands a premium as the newest waterfront launch in the area. Caribbean at Keppel Bay ($1,758 PSF, 99yr, 969 units) occupies a middle ground — mainland waterfront at a similar PSF to Turquoise but with none of the island cachet.

The critical question is what you are buying. If the answer is “a home on the water with a yacht berth and island privacy,” Turquoise and Cape Royale are the only realistic options, and Turquoise is the more affordable entry point. If the answer is “waterfront living with better resale liquidity and MRT access,” Reflections at Keppel Bay or Reef at King’s Dock are stronger bets. The Sentosa premium buys exclusivity, not convenience — and the market is currently pricing that trade-off at a discount.

Lease Decay Analysis

The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates TURQUOISE across multiple dimensions.

What Residents Say

“Absolutely beautiful condominium with every luxury for residents.”

— Resident review via Singapore Expats (rated 7.5/10)

Turquoise has a small resident population — 91 units means a tight-knit community where neighbours know each other. The Singapore Expats community rates it 7.5/10, recommending it for outdoors and activities, peaceful and quiet living, luxury and prestige, and both Asian and Western expats. The development is described as suitable for those seeking a resort-like atmosphere with 24-hour security.

The recurring theme across owner commentary is the lifestyle premium: residents love the waterfront setting, the privacy of private lifts, the marina access, and the sheer quietness of Sentosa Cove compared to the mainland. The criticisms are equally consistent: the isolation from everyday amenities, the dependence on driving for everything beyond Quayside Isle, and the emotional weight of watching property values decline while mainland Singapore appreciates. Several long-term owners have described feeling “trapped” by the market — unable to sell without crystallising a loss, but enjoying the living experience too much to leave.

The expatriate proportion is higher than most mainland condos, reflecting Sentosa Cove’s historical appeal to foreign buyers and corporate tenants. This creates a cosmopolitan, international community feel that some residents value highly — though it also means higher turnover as expat postings end and tenancies rotate.

Strengths & Weaknesses

Verdict

Turquoise is a trophy asset in a trophy location — and it must be evaluated as such. The 91-unit boutique scale, private lifts, yacht berths, and genuine waterfront setting make it one of Singapore’s most distinctive residential addresses. For a buyer who wants resort-style exclusivity, works from home or drives everywhere, and values the intangible prestige of a Sentosa Cove address, Turquoise delivers an experience that no mainland condo can match.

But the numbers tell a sobering story. PSF has declined from $1,613 to $1,411 over recent quarters, continuing a broader Sentosa Cove slide that has seen 66% of 2025 resale transactions close at a loss. The profitability score of 25/100 is among the lowest in our database. At a median price of $3.28 million, you are paying a substantial premium for a lifestyle that mainstream Singapore buyers do not prioritise — and the exit pool is narrow. Foreign buyer demand, once the lifeblood of Sentosa Cove, has collapsed from 32% to 4.3% of transactions after successive ABSD increases.

The 3.66% gross rental yield is a bright spot, driven by luxury rental demand from a niche expatriate market that values the waterfront address. But yield alone does not justify a purchase when capital values are eroding. A buyer collecting $11,400/month in rent while losing $200,000+ in capital value over three years is not making money — they are subsidising a lifestyle.

The honest recommendation: Turquoise is a buy for own-stay with a long horizon, or for a buyer who can absorb the capital risk without financial strain. It is not a buy for capital appreciation, portfolio growth, or anyone who might need to exit within five to seven years. The Greater Southern Waterfront masterplan may eventually lift Sentosa Cove values, but that is a decade-plus bet, and 80 years of lease is ticking in the background.