Skip to content
The Property Gene logo
← All districts

District 4 · RCR · Rest of Central Region

District 4 — Sentosa, Harbourfront, Telok Blangah

Two markets wearing one district number: Sentosa Cove's waterfront stock and the mainland Harbourfront/Telok Blangah strip. They price differently and should never be pooled.

Sentosa CoveHarbourfrontTelok BlangahMount FaberKeppel Bay

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$1,819 psf

median $2,780,000

323 caveats

HDB 4-room · BUKIT MERAH

$932,000

403 resales

Condo rent

$7,400 / month

428 contracts

MRT

North East, Circle

Two markets wearing one district number: Sentosa Cove’s waterfront stock and the mainland Harbourfront/Telok Blangah strip. They price differently and should never be pooled.

What moves price here

  1. The highest median rent measured anywhere — $7,400/month across 428 contracts, pulled up by large Sentosa Cove and Keppel Bay units.
  2. Sentosa Cove is a distinct market with its own foreign-ownership rules and its own liquidity profile. Mainland D4 does not follow it.
  3. Bukit Merah HDB is strong at a $932,000 4-room median — Telok Blangah’s flats benefit from the same location the condos are priced on.

Who it suits

Waterfront buyers, and mainland D4 buyers who want harbour access without Sentosa pricing or Sentosa’s resale constraints.

What to check before you commit

  • Sentosa Cove’s separate approval rules if you’re not a citizen
  • Resale liquidity — Sentosa stock can sit
  • Which side of the causeway your comparable sits on

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 4? Ask me and I’ll pull them.

Can you afford it?

What income does District 4 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · BUKIT MERAHMSR 30% cap$932,000$699,000$3,690$12,299
Private condoTDSR 55% cap$2,780,000$2,085,000$11,005$20,010

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
Reflections at Keppel Bay64$1,70099-yr
Caribbean at Keppel Bay42$1,94999-yr
The Interlace36$1,70899-yr
The Residences at W Singapore Sentosa Cove29$1,82399-yr
The Reef at King'S Dock28$2,49699-yr
Corals at Keppel Bay19$2,06499-yr

One district, 1.7× the price. The Berth By the Cove trades at $1,484 psf (7 deals) while The Reef at King'S Dock trades at $2,496 psf (28 deals) — both in District 4. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

23 projects transacted in District 4 over the 12 months to July 2026, across 323 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty