Living the island life: A deep dive into the Sentosa property market

Just off the southern coast of Singapore, Sentosa offers a striking contrast to the city’s fast-paced urban landscape. This is the country’s only residential enclave where true seafront and marina-front living is possible—a rare privilege that draws not only yacht owners, but also those in search of space, serenity and a refined island lifestyle.

Despite its resort-like atmosphere, the island of Sentosa is remarkably connected—just a 25-minute drive from Orchard Road or the Central Business District—making it a compelling choice for those who want the best of both worlds. As one of the most distinctive addresses in Singapore’s luxury property market, it continues to attract discerning buyers from around the world.

In this deep dive, Rowena Chan of Arcadia Consulting and Tricia Ang of CBRE share their perspectives on what makes Sentosa so desirable, the types of homes buyers are seeking, and how the market is evolving in the face of shifting global dynamics.

Architectural home at 72 Ocean Drive.

Boulevard: Can you give us a feel for the types of prestige properties buyers are looking at in Sentosa in terms of the size—of both land plots and condos—as well as condition and amenities?

Rowena Chan: We’ve seen a growing number of local buyers—along with Indian permanent residents (PRs)—being drawn to Sentosa for the lifestyle it offers, which feels distinctly different from the mainland. For those looking to live here, there’s a strong preference for larger four-bedroom condos starting from around 2,500 sqft, as space and privacy remain the key priorities.

At the same time, for buyers focused on investment, the smaller units tend to offer stronger yields—in some cases even outperforming comparable units in prime mainland locations. On the landed front, homes with wider frontages, private berths or sea-facing views continue to hold their appeal. These aren’t just properties—they’re lifestyle choices.

Tricia Ang: Buyers in Sentosa are typically looking for spacious landed homes and high-end waterfront condos.

For landed homes, Sentosa Cove offers bungalows on land plots ranging from 6,000 to 15,000 sqft or bigger—some with private berths for yachts.

Condos, on the other hand, typically range from 1,500 to over 5,000 sqft, with penthouses exceeding 7,000 sqft. Buyers prioritise unobstructed sea views, large terraces and private pools, as well as access to marina facilities and clubhouses.

The balcony of a home at 15 Cove Grove overlooks the sea.

Blvd: What makes it a desirable enclave—how does it compare to the prime mainland districts in terms of lifestyle, desirability, and also the buyer (or tenant) profile?

Chan: Sentosa is truly one of a kind. It offers a laid-back, resort-style living that’s very rare in Singapore—something that’s often compared to Monaco or waterfront enclaves in California or Sydney. You’ve got the marina, the golf courses, the beach clubs—and all just 25 minutes from the city. That’s a level of convenience you don’t often get with this kind of lifestyle.

The community here is cosmopolitan, with many long-term expatriates who’ve made this their home. Increasingly, locals and PRs are taking notice. They see the way these global residents live—casual yet refined—and are becoming more open to embracing this pace and style of living for themselves.

Ang: I’d say what sets Sentosa apart from other enclaves is its offering of true waterfront living. Unlike mainland prime districts, Sentosa provides true seafront and marina-front residences, appealing to yacht owners and those seeking a tranquil escape. Typically buyers are ultra-high-net-worth (UHNW) locals and expatriates who value lifestyle over capital appreciation. Many are relocating from big cities like Hong Kong, Shanghai, India and Jakarta for the relaxed island living.

Blvd: How is the market performing and what are your expectations for the next 12 months?

Chan: We’ve seen some softening in both the sales and rental market, particularly for landed homes. That’s not surprising, given the broader economic climate and the impact of cooling measures, especially the 60% Additional Buyer’s Stamp Duty (ABSD) for foreigners. While interest remains, many prospective buyers—especially foreign ones—are being more cautious, and some are simply priced out by the tax burden.

Designer waterfront villa in Paradise Island.

That said, broader geopolitical developments are also shaping sentiment. The recent US announcement of reciprocal tariffs and the growing concern over a potential trade war are causing some investors to pause. There’s a sense of caution in the air, particularly among international buyers who are watching how macroeconomic policies will unfold in the coming quarters. In such climates, knee-jerk reactions are common—buyers may hold off temporarily, not necessarily because of fundamentals, but due to perceived volatility.

However, historically, real estate—especially prime or waterfront residential assets—has always been viewed by astute investors as a stabilising pillar within a broader portfolio. Unlike more volatile asset classes, properties like those on Sentosa Cove offer not only lifestyle value but also long-term capital preservation. As uncertainties begin to ease and markets stabilise, I expect buying interest to return gradually, particularly from those who recognise the strategic, long-term value of Singapore’s real estate market.

Looking ahead, I expect the market to remain stable but selective. Buyers are value-conscious, and sellers who are willing to meet the market will still see transactions. Global developments, such as shifts in US policies, may trigger short-term reactions, but overall, Sentosa retains its allure for those who appreciate what it offers.

Ang: The Sentosa property market has been relatively subdued, with buyers now having a wider selection of available homes. The hefty 60% ABSD has dampened interest from foreign buyers, but we’re seeing increased activity from Singapore PRs, as well as Americans and Swiss nationals, who are exempt under free trade agreements. Demand remains for bungalows with strong attributes—such as prime waterfront plots or panoramic views of the CBD and Marina Bay Sands skyline—which continue to draw interest and enquiries. That said, overall demand has softened, and buyers have become more selective.

Blvd: How much availability is there?

Chan: Over the years, most developers have sold off their stock in key projects like Cape Royale, Seascape, and W Residences. What we’re seeing now is a steady stream of resale properties, often from owners relocating or restructuring their portfolios.

There’s certainly no shortage of listings, but it’s fair to say that supply outweighs demand at the moment. That presents opportunities—for buyers who know what they’re looking for, there are some well-located, beautifully maintained homes at attractive prices.

Paradise Island villa living room.

Ang: There’s a healthy selection of properties in Sentosa, spanning both bungalows and luxury condos. On the landed side, several bungalows are on the market, priced between $12 million and $40 million, depending on factors like land size, view, and condition. Homes with prime waterfront positions or unblocked city skyline views remain especially sought after. 

Meanwhile, the condo market offers a good mix of resale and developer units, with prices typically ranging from $1,800 to $3,500 psf. Larger, well-renovated apartments and penthouses continue to attract interest from more discerning buyers.

Blvd: Is price growth potential a key driver, or would you say these buyers’ choices are more lifestyle driven?

Chan: Most of the buyers I work with are driven by lifestyle, first and foremost. They’re looking for a place that aligns with how they want to live—close to the water, serene, yet still within reach of the city. That said, they’re also pragmatic. They’re mindful of value and aren’t rushing into deals unless the price feels right.

There’s still a gap between what sellers hope to achieve and what buyers are willing to pay, and unless there’s a compelling reason to act, many buyers are content to wait for the right property at the right price.

Ang: The Sentosa market is primarily lifestyle-driven, though price appreciation is still a factor. Buyers are looking for a long-term home rather than speculative gains. Owners value the exclusivity, marina lifestyle, and prestige of owning a property in Sentosa.

Blvd: Do international buyers have a significant effect on the Sentosa market—post ABSD? If so, where is the demand coming from?

Chan: The ABSD increase to 60% for foreign buyers has undoubtedly had a cooling effect on the international segment, especially for those without Singaporean ties. However, it hasn’t eliminated demand entirely—it has simply made it more selective and long-term oriented.

Designer penthouse with knockout views in Seascape.

Ang: Yes, international buyer interest has slowed due to the high ABSD. We are seeing more enquiries from Singapore PRs, as well as Americans and Swiss buyers, who benefit from ABSD exemptions under their free trade agreements. UHNW individuals still choose to purchase under trust structures, making the ABSD less of a deterrent.

International buyers have a significant effect on the Sentosa market, as it is the only place in Singapore where they can purchase landed property. While they are restricted from buying landed homes on the mainland, they can acquire such properties in Sentosa with approval from the Land Dealings Approval Unit (LDAU).

Blvd: What are some of your favourite properties in the area?

Chan: Every now and then, you come across a gem—whether it’s a resale condo with an exceptional layout and sea view, or an off-market landed home that’s been lovingly designed with timeless, bespoke touches.

The properties that stand out are the ones with broad appeal: thoughtful design, elegant finishes and views that make you pause. Buyers connect with homes that feel right—not overly tailored to a single owner’s taste, but crafted with quality and intention. Those are the homes that tend to find their next owner fairly quickly, even in a cautious market.

Ang: My personal favourites include breathtaking oceanfront bungalows and penthouses with panoramic views of the Singapore skyline, including Marina Bay Sands. To me, this is the closest you can get to the coveted French Riviera waterfront lifestyle in Singapore—a rare combination of luxury, tranquillity and stunning scenery.

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