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|April 08,2025Waterfront Living: Not Just for the Rich!
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When you hear the words "waterfront living", what comes to mind? Probably Sentosa or East Coast right? The kinds of homes where you can watch the sunset by the ocean. It's an instant stress reliever. It feels like a peaceful escape from the busy city life.
Source: Sentosa
I know what you're thinking. I can't afford that. Well, you're right, sort of. Let me explain.
Waterfront properties in Sentosa and East Coast aren't just known for the stunning views, they're also known to be expensive. Even the cheapest options in these areas are still beyond the reach of us mortals. Just take a look at the transaction trends of these Sentosa projects over the past 5 years.
Project Name | TOP | Lease | Size | Price | Psf |
|---|---|---|---|---|---|
The Berth by the Cove | 2006 | 99 years | 1,141 - 6,028 sq ft | $1.65M - $7M (Avg $2.62M) | $1,067 - $1,790 (Avg $1,433) |
The Azure | 2008 | 99 years | 1,313 - 3,165 sq ft | $1.8M - $5.2M (Avg $2.97M) | $1,138 - $1,873 (Avg $1,513) |
The Coast at Sentosa Cove | 2009 | 99 years | 1,916 - 4,779 sq ft | $2.95M - $5.3M (Avg $3.7M) | $1,109 - $1,897 (Avg $1,560) |
The Oceanfront @ Sentosa Cove | 2010 | 99 years | 1,216 - 5,985 sq ft | $1.84M - $14.3M (Avg $3.5M) | $1,072 - $2,389 (Avg $1,648) |
Turquoise | 2010 | 99 years | 2,088 - 6,900 sq ft | $2.74M - $9M (Avg $3.62M) | $1,166 - $1,720 (Avg $1,492) |
Marina Collection | 2011 | 99 years | 1,873 - 4,725 sq ft | $3.3M - $7.5M (Avg $5.44M) | $1,421 - $1,887 (Avg $1,764) |
Seascape | 2011 | 99 years | 2,164 - 4,133 sq ft | $3.7M - $9.98M (Avg $5.34M) | $1,089 - $2,453 (Avg $2,026) |
The Residences at W Singapore Sentosa Cove | 2011 | 99 years | 1,227 - 3,348 sq ft | $2.16M - $6.19M (Avg $3.09M) | $1,645 - $1,973 (Avg $1,796) |
Cape Royale | 2013 | 99 years | 1,679 - 4,812 sq ft | $3.53M - $11.02M (Avg $5.19M) | $2,023 - $3,069 (Avg $2,217) |
Seven Palms Sentosa Cove | 2013 | 99 years | 2,723 - 6,792 sq ft | $8.01M - $20.38M (Avg $14.38M) | $2,846 - $3,267 (Avg $3,053) |
Important note: These projects offer either an unblocked or partial view, depending on the unit stack and floor level. Always check with the developer or agent for the most accurate facing and view.
The Berth by the Cove holds The lowest average price at $2.62M with an average psf of $1,433. Meanwhile, Seven Palms Sentosa Cove holds the highest average price at $14.38M with an average psf of $3,053.
More often than not, people purchase these homes for the lifestyle rather than for investment purposes. It's been said that the capital gains in Sentosa don't stack up as well compared to suburban condos. Of course, if your goal is to just enjoy living by the water, you'd probably be happy with what you're getting here, but I just want to keep you informed.
East Coast is slightly better, with it being the best side and all. The housing options are more varied and their performance is more stable too. But the prices are still pretty up there, especially since the new Thomson-East Coast MRT line was introduced. That definitely kept demand strong.
In fact, properties within 500m of Tanjong Rhu (TE 23), Katong Park (TE 24), Tanjong Katong/Amber (TE 25), Marine Parade (TE 26), Marine Terrace (TE 27), Siglap (TE 28), Bayshore (TE 29), the upcoming Bedok South (TE 30), and the upcoming Sungei Bedok (TE 31) stations, stretching along East Coast Park, have appreciated by 57% over the past decade. As you can see, the price psf has recently crossed $2,000, and it will probably continue to get more expensive.
Source: PropNex Investment Suite
The transaction trends aren't any less depressing. Here are the stats of some of the most popular East Coast projects over the past five years, ranked in order (top is most popular).
Project Name | TOP | Lease | Size | Price | Psf |
|---|---|---|---|---|---|
The Bayshore | 1997 | 99 years | 926 - 2,067 sq ft | $765K - $2.5M (Avg $1.26M) | $756 - $1,537 (Avg $1,162) |
Seaside Residences | 2021 | 99 years | 420 - 1,733 sq ft | $848K - $4.22M (Avg $1.73M) | $1,566 - $2,667 (Avg $2,082) |
Costa Del Sol | 2004 | 99 years | 947 - 2,540 sq ft | $1.18M - $3.41M (Avg $2.16M) | $893 - $2,102 (Avg $1,535) |
Meyer Mansion | 2024 | Freehold | 484 - 2,142 sq ft | $1.32M - $5.26M (Avg $3.27M) | $2,403 - $3,293 (Avg $2,693) |
Bayshore Park | 1986 | 99 years | 624 - 3,800 sq ft | $635K - $3.41M (Avg $1.32M) | $750 - $1,484 (Avg $1,158) |
Meyer Blue | 2028 | Freehold | 667 - 2,992 sq ft | $2.01M - $10.28M (Avg $3.38M) | $2,984 - $3,569 (Avg $3,233) |
Mandarin Gardens | 1986 | 99 years | 732 - 3,800 sq ft | $710K - $4.48M (Avg $1.76M) | $815 - $1,622 (Avg $1,205) |
Neptune Court | 1975 | 99 years | 1,270 - 1,636 sq ft | $968K - $2.08M (Avg $1.41M) | $762 - $1,271 (Avg $966) |
Coastline Residences | 2023 | Freehold | 452 - 1,130 sq ft | $1.06M - $3.42M (Avg $1.96M) | $2,253 - $3,314 (Avg $2,532) |
Cote D'Azur | 2004 | 99 years | 840 - 3,412 sq ft | $1.14M - $4.8M (Avg $2.02M) | $1,310 - $2,188 (Avg $1,578) |
Silversea | 2014 | 99 years | 969 - 4,564 sq ft | $1.55M - $9.5M (Avg $3.13M) | $1,376 - $2,368 (Avg $1,895) |
Important note: These projects offer either an unblocked or partial view, depending on the unit stack and floor level. Always check with the developer or agent for the most accurate facing and view.
Meyer Blue holds the highest average price at $3.38M with an average psf of $3,233. Meanwhile, The Bayshore holds the lowest average price at $1.26M, and Neptune Court holds the lowest average psf at $966. Not too bad right? Maybe you even noticed there are a few projects here that averaged below $2M like The Bayshore, Bayshore Park, and Mandarin Gardens. But what most of these projects have in common is that they're all older developments. The only exceptions are Coastline Residences (which is bordering near $2M) and Seaside Residences. The rest averaged at $2-3M, pretty up there if you ask me.
Although the smaller and older units are cheaper, it doesn't mean that they don't do well. To say it bluntly, you get what you're paying for. But East Coast homes actually appreciate quite nicely, though these homes mainly spark the interest of those who value exclusivity and waterfront living. That said, if you love being near water bodies, and want something more budget-friendly, you can explore these options below.
Yes, the good news is that not all waterfront living is over-the-top expensive. You can live near the water without having to starve yourself, that is if you don't mind that the view is not of the open sea.
1. Bedok Reservoir
Source: HomeTeamNS
If you love nature, Bedok Reservoir might be perfect for you. It has a different charm from coastal waterfront properties, but the views are just as good. You still get greenery, serenity, and tranquility. Plus, there are nice cycle paths, running tracks, and fishing spots. The best part is that the waterfront options here are more affordable. Here are the price trends of some condos around the reservoir over the past five years.
Project Name | TOP | Lease | Size | Price | Psf |
|---|---|---|---|---|---|
The Clearwater | 2001 | 99 years | 657 - 2,486 sq ft | $808K - $2.78M (Avg $1.48M) | $871 - $1,322 (Avg $1,156) |
Aquarius by the Park | 2001 | 99 years | 893 2,185 sq ft | $825K - $2.37M (Avg $1.29M) | $753 - $1,397 (Avg $1,087) |
Baywater | 2006 | 99 years | 1,033 - 2,519 sq ft | $980K - $2.78M (Avg $1.53M) | $674 - $1,405 (Avg $1,132) |
Waterfront Waves | 2011 | 99 years | 969 - 2,971 sq ft | $960K - $4.28M (Avg $1.68M) | $959 - $1,697 (Avg $1,273) |
Waterfront Key | 2012 | 99 years | 840 - 2,831 sq ft | $1.06M - $4.08M (Avg $1.7M) | $1,011 - $1,936 (Avg $1,351) |
Waterfront Gold | 2014 | 99 years | 581 - 1,927 sq ft | $750K - $2.47M (Avg $1.45M) | $1,084 - $1,748 (Avg $1,636) |
Waterfront Isle | 2015 | 99 years | 581 - 2,852 sq ft | $695K - $3.78M (Avg $1.29M) | $1,071 - $1,707 (Avg $1,344) |
Important note: These projects offer either an unblocked or partial view, depending on the unit stack and floor level. Always check with the developer or agent for the most accurate facing and view.
Already, we're noticing a big difference from what people typically consider waterfront. The average transaction price here is between $1.29M and $1.7M, and the average psf is between $1,087 and $1,636. Definitely on the affordable side of the spectrum for waterfront properties. But don't get me wrong, they make great investments. Over the past 5 years, appreciation rates grew by around 30% - 50%. But one project, Baywater, stood out the most with its 99% appreciation!
Source: PropNex Investment Suite
2. Jurong Lake District (JLD)
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Source: jld.gov.sg
This is yet another scenic area surrounded by nature. You get the greenery and also a nice view of Jurong Lake. This district is actually in the midst of a massive transformation to be Singapore's second CBD, so there will be plenty of amenities all around.
These changes will most likely affect properties in the area, so you can expect good appreciation in the long run. But for now, waterfront properties in this new hub remain affordable. Take a look at the transaction trends of some nearby condos over the past five years.
Project Name | TOP | Lease | Size | Price | Psf |
|---|---|---|---|---|---|
Lakeside Tower | 1981 | 99 years | 1,970 - 3,875 sq ft | $1.08M - $2.15M (Avg $1.41M) | $526 - $812 (Avg $637) |
Lakepoint Condominium | 1983 | 99 years | 915 - 3,401 sq ft | $880K - $2.2M (Avg $1.5M) | $552 - $979 (Avg $784) |
Ivory Heights | 1993 | 100 years | 1,668 - 1,948 sq ft | $1.37M - $2M (Avg $1.7M) | $796 - $1,169 (Avg $988) |
Parc Oasis | 1994 | 99 years | 797 - 1,625 sq ft | $829K - $1.86M (Avg $1.33M) | $796 - $1,319 (Avg $1,030) |
The Mayfair | 2000 | 99 years | 635 - 1,496 sq ft | $642K - $1.7M (Avg $1.15M) | $705 - $1,304 (Avg $1,016) |
The Lakeshore | 2008 | 99 years | 861 - 1,593 sq ft | $930K - $1.97M (Avg $1.323M) | $803 - $1,647 (Avg $1,212) |
The Lakefront Residences | 2014 | 99 years | 484 - 2,174 sq ft | $675K - $3.3M (Avg $1.33M) | $872 - $1,803 (Avg $1,431) |
Lakeville | 2017 | 99 years | 560 - 2,271 sq ft | $765K - $3.1M (Avg $1.5M) | $1,179 - $1,982 (Avg $1,577) |
Lake Grande | 2019 | 99 years | 409 - 1,302 sq ft | $640K - $2.43M (Avg $1.24M) | $1,344 - $2,029 (Avg $1,690) |
Important note: These projects offer either an unblocked or partial view, depending on the unit stack and floor level. Always check with the developer or agent for the most accurate facing and view.
Average transaction price is between $1.15M and $1.7M, and psf ranges between $637 and $1,690. You can also watch out for new launches and upcoming developments like The LakeGarden Residences and Sora, set to TOP in 2027 and 2028.
Overall appreciation rate over the past five years is at around 30%. Some projects like The Lakeshore perform even better, with prices going up by 61.94% in the same time frame. And I'd like to remind you that transformations are still ongoing. Once they're done developing the area in a few years, who knows how rapidly current and future projects will grow.
Source: PropNex Investment Suite
3. Lower Seletar Reservoir
Source: Glen Espinosa
I bet you didn't even know you could get waterfront properties near this reservoir. Here are the transaction trends of nearby condos over the past five years.
Project Name | TOP | Lease | Size | Price | Psf |
|---|---|---|---|---|---|
Orchid Park Condominium | 1994 | 99 years | 872 - 1,830 sq ft | $630K - $1.79M (Avg $982K) | $608 - $1,095 (Avg $875) |
The Estuary | 2013 | 99 years | 592 - 1,528 sq ft | $580K - $2.1M (Avg $1.2M) | $790 - $1,418 (Avg $1,120) |
The Miltonia Residences | 2014 | 99 years | 517 - 2,077 sq ft | $540K - $2.2M (Avg $1.07M) | $810 - $1,442 (Avg $1,064) |
Skies Miltonia | 2016 | 99 years | 484 - 4,672 sq ft | $545K - $3.38M (Avg $990K) | $724 - $1,491 (Avg $1,137) |
Important note: These projects offer either an unblocked or partial view, depending on the unit stack and floor level. Always check with the developer or agent for the most accurate facing and view.
Orchid Park Condominium holds the lowest average price at $982K, with an average psf of $875. Meanwhile, The Estuary holds the highest average price at $1.47M, and Skies Miltonia holds the highest average psf of $1,331. It doesn't get any cheaper than this, really. Appreciation in the past five years has also been good, ranging from 35-64%.
Source: PropNex Investment Suite
Obviously, the breathtaking views play a huge role here, but waterfront properties have always had a certain appeal. There's something about waking up to a nice water view and breathing in the fresh air. It feels like you're removing yourself from the chaos of city life.
Plus, waterfront properties often come with easy access to outdoor activities like jogging, cycling, or even water sports. You also get to enjoy the trendy cafes, restaurants, and entertainment in the area. Just look at places like East Coast Park or Sentosa. The lifestyle practically sells itself. For those who prioritise the experience over pure capital gains, waterfront living is definitely an attractive choice. And let's be honest, there's an undeniable prestige to living by the water. You don't have to wonder why people are attracted to waterfront properties.
With new developments set in motion, we can expect to see more affordable waterfront properties in the coming years. We already know that there are major plans to reshape Singapore's southern coastline into a 120 km continuous waterfront, spanning from Pasir Panjang Terminal to Tanah Merah Ferry Terminal.
HDB will also launch around 6,000 flats and 3,000 private homes on the Keppel Club Site in the Greater Southern Waterfront (GSW). So we might see a lot more waterfront BTOs pretty soon.
Source: CNA
These transformations will undoubtedly add availability and accessibility of waterfront housing. As these projects take shape, more people will have the opportunity to live near the water without paying premiums.
But for now, the best options are the reasonably priced waterfront properties already on the market. So if you want to live by the water, this is your sign to start exploring. Who knows, maybe the next time you're reading one of our articles, it might be from a balcony with the waterfront view of your dreams.
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