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 drawn to spacious landed homes and premium waterfront condos that offer privacy, expansive views and a sense of calm, distinct from the city’s pace.

For bungalows, homes with unblocked sea views, sweeping city skyline vistas, or seafront positioning are especially valued for their visual appeal and limited availability. Well-maintained or recently refurbished properties are also in demand, given the significant rise in construction and rebuilding costs. For yacht owners, homes with private berths remain highly attractive, offering direct access to the water and complementing the marina lifestyle that is unique to Sentosa.

In the condo segment, demand is strongest for larger units with efficient layouts, private lift access, and generous balconies that maximise natural light and views. Penthouses continue to attract interest, particularly those with wide frontage, dual aspects and usable outdoor spaces for entertaining.

Across both segments, what stands out is Sentosa’s ability to offer a true sense of waterfront living—tranquil, visually open and increasingly rare in Singapore’s maturing property landscape.

A home at 15 Cove Grove that 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?

Ang: Sentosa remains the only enclave in Singapore where true seafront and marina-front landed homes are available to foreign buyers with approval. Beyond that, what resonates with homeowners is the rare balance it offers: a peaceful, low-density environment surrounded by water, yet still well connected to lifestyle amenities. Residents enjoy easy access to the waterfront dining scene at Quayside Isle, the entertainment and retail offerings at Resorts World Sentosa, and the convenience of a short drive to VivoCity, the CBD and Orchard Road.

It is a lifestyle that few places in Asia can replicate. Many of the buyers I work with are seeking a long-term residence that prioritises space and tranquillity. For them, Sentosa offers a setting where they can unwind, entertain with ease, and enjoy a slower pace of life without compromising on comfort or prestige.

The rental market also sees a steady stream of high-quality tenants, typically senior expatriates, regional business heads and diplomats, who are drawn to the exclusivity and rare waterfront living experience. Many renew their leases after experiencing the unique lifestyle Sentosa offers.

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.

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 across both the landed and condo segments. The 60% ABSD has dampened foreign interest, though we continue to receive selective enquiries from Singapore PRs, as well as American and Swiss nationals who are exempt under free trade agreements. Some UHNW individuals also choose to purchase under trust structures to mitigate the impact of stamp duty. In some cases, foreign buyers opt to rent initially and proceed with a purchase after obtaining PR status.

Foreign buyers continue to play an important role in the Sentosa market, particularly because it is the only area in Singapore where they can acquire landed property, subject to approval from the Land Dealings Approval Unit. This exception makes Sentosa especially appealing to overseas clients seeking a long-term waterfront residence in Singapore.

Bungalows with strong attributes such as wide frontage, desirable facing, or good design will continue to attract interest. In the condo segment, demand is focused on larger units with good layouts, private lift access and well-maintained interiors. Across both segments, buyers have become more selective and value-conscious, often benchmarking against recent caveats and waiting patiently for the right opportunity.

Recent geopolitical developments including tariff tensions and broader global uncertainty have contributed to a more cautious buying environment. Sentosa tends to appeal less to investors seeking yield and more to those who are motivated by personal use and lifestyle.

Looking ahead, the market is expected to remain stable but selective. For buyers who value lifestyle and are ready to commit when the right home surfaces, this quieter window presents a timely opportunity to enter the market.

Paradise Island villa living room.

Blvd: How much availability is there?

Ang: There is a healthy selection of properties currently available in Sentosa, both bungalows and luxury condominiums. On the landed side, several bungalows are on the market, with prices ranging from $12 million to $40 million depending on factors such as land size, orientation, view and overall condition. Homes with prime waterfront positioning, sea views or unblocked vistas of the city skyline remain especially sought after.

In the condo segment, there is a good mix of resale and remaining developer units, with prices typically ranging from $1,800 to $3,500 per square foot. Several developers are motivated to sell their final units at attractive prices, particularly in projects like The Residences at W, Seascape and Cape Royale. Turquoise is currently down to its last two units for sale, reflecting progress in clearance among earlier launched projects. Larger, well renovated apartments and penthouses continue to draw interest from more discerning buyers who value space, exclusivity and the unique lifestyle that Sentosa offers.

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.

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: In Sentosa, most buyers are drawn by the desire for a unique residential environment that offers space, privacy and a quiet, waterfront setting. These purchases are typically for own-stay purposes rather than investment-driven.

While price appreciation is considered, it is not the primary motivation. Buyers are more focused on securing a home that offers long term enjoyment and a rare sense of exclusivity.

Designer penthouse with knockout views in Seascape.

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 ocean front bungalows and penthouses that offer panoramic views of the open sea or the Singapore skyline, particularly those that look out toward Marina Bay Sands. These homes capture something very few locations in Singapore can offer, which is a sense of calm, openness, and quiet prestige the moment you step through the door.

Bungalows with well-proportioned layouts, clean architectural lines, and seamless indoor-outdoor integration tend to stand out most. I’m especially drawn to those with landscaped terraces, beautiful pools and high ceiling living spaces.

Among the penthouses, those with wide frontages, dual aspects, and spacious outdoor entertaining areas leave a lasting impression.

To me, this is the closest one can get to a French Riviera-style waterfront lifestyle in Singapore—a rare blend of luxury, tranquillity, and stunning scenery.

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