At a glance: Situated within Sentosa Cove—also known as the playground for the rich and famous—Cape Royale’s one for those who are seeking the luxury resort lifestyle or who are after something different from what’s offered in the mainland. Besides the generous sea views for most stacks, expect the surrounding amenities at this condo to be catered to the well-heeled, discerning crowd. There will only be about 168 units comprising 3- and 4-bedders launched in the first round of sales.
|Pinnacle (Sentosa) Pte Ltd
|D04 / SOUTHERN ISLANDS
|11 – 25 Cove Way
|Land Size (sqm)
|Number of Blocks
|16 – 19
|Available Unit Types for Sale
|3-bedroom, 4-bedroom, and penthouses
Completed more than seven years ago, Cape Royale’s 302 luxurious apartments located at Sentosa Cove have always been tenanted rather than sold. So when it was announced that the units were going for sale—likely later this year—the news was met with quite a bit of fanfare.
But it comes as no surprise; Sentosa Cove, the exclusive sea-fronting residential community that Cape Royale sits on, has seen property sales nearly trebled in 2021 compared to the year before. In a bid to ride the wave of this new high, the developer, a collaboration between Ho Bee Land and Malaysian property group IOI Properties, has finally decided to roll out the units in batches for sale.
Conceptualised in the 1990s, Sentosa Cove was materialised in the early 2000s with the first residence completed in 2006. Intended as an integrated resort residential zone, the first of its kind on the island, it was built on reclaimed land and then marketed as a playground for the rich and famous, relying mainly on foreign buyers. (It is only on this special island that foreigners are able to buy landed property in Singapore).
The property market in Sentosa Cove before the high of 2021 hasn’t always been rosy though. Average condo prices in Sentosa Cove have hovered slightly above $1,500 psf since 2011 with few sales transactions since the property cooling measures in 2013 and 2018, according to a report by The Business Times. In 2019, prices of condos there went for an average of $1,560 psf. This is startling, especially if you compare that with prime luxury developments districts such as D09 or D10, where average prices were around $2,400 psf.
But things have begun to pick up for Sentosa Cove in 2021. An ERA report noted that the year saw more than double the non-landed residential sales transactions compared to just 43 units sold in 2020, while average prices were 14% higher year-on-year.
Local demand for the properties at Sentosa Cove has seen a surge in interest, primarily due to the appeal of resort living and Sentosa Cove’s proximity to the outdoors and its bigger-than-usual apartments. As people begin to appreciate being close to nature and having more space, both consequences of the pandemic, buyers are eyeing homes near green spaces and ones that come with larger floor sizes, with Sentosa homes fulfilling these criteria.
While this year’s sentiments for the properties at Sentosa Cove are likely to cool down a bit, in part because of the recent cooling measures in December 2021, we are still seeing a stable wave of interest in this district from locals and foreigners alike. And with the highly anticipated Cape Royale and its seafront apartments finally coming into the fray, it will definitely help fuel interest and prices for the residential properties on this island.
Surroundings, amenities and on-site facilities
We visited Sentosa Cove on a weekday evening, and found the entire area exuding serious resort vibes. Things slow down quite a bit here—even the shuttle buses take a while to come by—so it feels like a completely different world from the hurried mainland. Cape Royale itself is situated within a gated community for that extra sense of security.
Besides convenient access to the activities on Sentosa island, the nearest amenities are mainly located at Quayside Isle, which is a 13-min walk from Cape Royale. The retail and dining enclave comprises a gourmet grocer (Jasons), alongside a number of upmarket restaurants and cafes. For daily necessities, there’s a Cold Storage supermarket at Sentosa Cove Village located some 10 mins away by foot.
There are a number of general facilities within Cape Royale itself. This includes a gym, two main pools that front the South China Sea so you feel like you’re swimming in the vast ocean, a children’s pool, as well as jacuzzi pods for the ultimate relaxation. For hosting parties, the function room and the grill pavilion will cater to all your needs.
For sun, sand and sea—the basic criteria of a Sentosa Cove property—there’s the fancy stretch of Tanjong Beach, an 8-min drive from Cape Royale. There, the world-famous Tanjong Beach Club lets you savour coastal cuisine and sip cocktails as you watch the sunset, truly the epitome of idyllic island living.
Image: Tanjong Beach Club
Then there’s the prestigious ONE°15 Marina located right next to the condominium, which has world-class facilities and services ideal for berthing your yacht if you own one (crazy rich asian, you) or you could charter one and head out to one of the nearby islands around Singapore. Alternatively, get a membership at the club and enjoy the various facilities within.
If boating’s not your thing, then perhaps the Tanjong Golf Course (a 7-min drive), might be more of interest to you. The golf course has often been described as well-maintained and scenic, and is a favourite among golfers in Singapore.
But it is here we’ll need to do a bit of a reality check (!): if you rely on public transport for getting around, Cape Royale’s not the most convenient. Getting to the train station, the nearest MRT is Harbourfront station on the North-East and Circle Lines, requires you to hop onto a shuttle bus and the Sentosa express monorail service. That alone takes about 40 mins.
Of course, Sentosa Cove caters to an exclusive, well-heeled clientele that probably doesn’t rely a lot on public transport. But even if you do drive, you’ll have to factor in an extra 10-min drive out just to get to the mainland, which is not ideal if you are rushing to work in the mornings. Peak hour traffic to the CBD and Orchard Road will take you around 20 to 30 mins.
The other downside? No local primary or secondary schools nearby, which may a problem for younger families (there are preschools around Sentosa though). The nearest primary schools, Radin Mas Primary School, Blangah Rise Primary School and CHIJ (Kellock), are located on the mainland around the Telok Blangah neighbourhood.
Floor plans available for sale at Cape Royale
Right now, the developer is only opening up the 3- and 4-bedders for sale. About half of the units or around 168 apartments will be available at the launch. Here’s a closer look at a few of the floor plans for sale:
There are essentially three different types of 3-bedroom units available here. Floor sizes range from 1,679 to 2077 sqft.
A1 units are found at stack 12 at block 19. A2 units are at stacks 06, 07, 10 and 11 at blocks 15, 17 and 19, while A3 units are located at stacks 08 and 09, at block 17.
These 3-bedroom stacks are located “inwards”, so you don’t have the sea directly fronting your unit. But most stacks will still enjoy sea views, albeit at a distance, because of how the blocks are arranged. Stack 06 also overlooks the marina, if looking at yachts is your thing, and it also faces the main driveway into the development.
Save for stack 06, these 3-bedroom stacks oversee the main facilities at Cape Royale, so you may have to contend with a bit more noise, especially if you are living in a unit on a lower floor.
Both A1 and A3 units come with two bathrooms, though the common bedrooms in A1 are slightly larger as they come with slanted walls that feature built-in bay windows. Type A3 units are the smallest of the bunch, and are the ones you’ll see in the showflat.
A2 units are the biggest of the 3-bedrooms available. They come with additional space in the master bedroom to fit in a study or vanity table, an extra bathroom and a more generous kitchen space with more countertop room. If you like to entertain, A2’s a great choice for opening up the kitchen and having it joined with the living and dining areas to create one sizeable social space. The downside to this layout are the wardrobes in the common bedrooms that will be partially blocked by their respective bedroom doors when the doors are opened.
The 4-bedroom units are located at stacks 5, 17 and 18 and are at blocks 15 and 25. Floor sizes go from 2,508 to 2,691 sqft.
Stacks 17 and 18 at block 25 have the sea directly fronting them, and they don’t face any roads, so it’s likely these will be charged a higher premium.
Stack 5 at block 15 is located at the northernmost part of Cape Royale, and will have clear views of the neighbouring marina. This stack also faces the main driveway from the entrance, so you may have to contend with a bit of noise from vehicles coming in and out.
Both 4-bedroom types, B1 and B2 are nearly identical in layout. The only real differences are the sizes and shapes of the A/C ledges. The layouts come with a total of three bathrooms, two of which are en-suites, as well as an extra powder room you can use for guests.
The master bedroom is extremely luxurious, with the wardrobe designed to be a walk-in style one, and double sinks in the en-suite bathroom so you won’t have to jostle with your partner in the mornings. The extra utility room at the yard also offers up extra storage room, in addition to the household shelter. The dining area is spacious, allowing space for a 10-seater round dining table, while the kitchen comes with a ton of floor estate for accommodating an island if you so wish.
For those looking for an added dose of luxury, consider the penthouses. The penthouses available come in 3-bedroom, 3+1-bedroom and 4-bedroom configurations. Here’s a look at two of them:
Type P2 units (3,391 sqft) located at stacks 06, 07, 10 and 11 come with a study nook on the lower level next to the powder room if you need the additional space. Alternatively, knock down a wall and expand the space for one of the common bedrooms. The three bedrooms in this penthouse layout are all en-suite types, with the master bedroom located on the upper level. Upstairs, a generous open terrace sits adjacent to a jacuzzi. This outdoors space is spacious enough to fit in an 8-seater dining table.
Type P4/P4a units (4,629 – 4,671 sqft) found in stacks 05, 17 and 18 are the ultimate luxury, with four en-suite bedrooms in total, three of which come with ample space enough to fit in a dedicated wardrobe area for extra privacy. Bedroom 2, in particular, works like a junior master bedroom, with the en-suite bathroom encompassing double sinks and a bathtub, while Bedroom 4 has enough room to encompass a separate seating area.
On the upper level, the master bedroom has a sizeable en-suite, with the toilets, his-and-hers sinks and bath all segregated for privacy. Pick the units at stacks 17 and 18, and have your bed in the master bedroom front the open sea for the enviable sea views.
Pricing, comparisons and rentability
Starting prices for Cape Royale are expected to be around $2,200 psf, which is reasonable if we are looking at the high-end luxury property market as a whole. In absolute terms, you are looking at 3-bedroom units that will cost upwards of around $3.4 million.
Pricing update: Cape Royale is currently transacting at average prices of $2,213 psf.
Here’s how it compares with the other developments in Sentosa Cove:
|No. of unitse
|Average transacted prices (psf)
|The Oceanfront @ Sentosa Cove
|The Coast at Sentosa Cove
|The Berth by the Cove
Transacted volumes in the past six months are still relatively low in Sentosa Cove, which may not accurately reflect the average transacted prices for the developments. The Azure for instance only had one sale transaction in the past six months.
Cape Royale’s towers are some of the tallest in Sentosa Cove, which is likely what’s going to drive the prices here. At 15 storeys high, The Oceanfront comes a close second, although it’s about three years older than Cape Royale. A perfunctory look at The Oceanfront also shows that not all the units are sea-facing, unlike at Cape Royale’s, where stacks are arranged such that they all get views of the South China Sea. The upside to this development though are its location to retail and dining enclave, Quayside Isle.
In terms of pricing, Seascape (also by the same developer) cuts pretty close to Cape Royale’s indicative prices. The average transacted price is based on six transactions in the past six months, with the highest transaction in this period reaching $2,852 psf. Seascape sits nearby Cape Royale and is 8 storeys tall, with all the stacks fronting the sea. Here’s a comparison of their 3-bedroom unit floor plan with Cape Royale’s:
In terms of floor size, Seascape’s slightly larger, with the extra estate coming from the additional balcony as well as the maid’s room near the kitchen. The kitchen there is also separated into two different ones, one for light cooking and another for heavy cooking. The downside to Seascape’s layout though is that it’s much narrower, whereas Cape Royale feels less rigid and more spacious overall.
With regards to price appreciation for Cape Royale, we are expecting it to be at moderate levels in the near future. While the market was pretty buoyant last year for Sentosa Cove properties, the 16 December property curbs will mean prices and transaction volumes aren’t going to be as high as last year’s.
Still, there is a lot of renewed interest in Sentosa Cove properties at the moment, especially among folks who are looking at housing in prime districts. If we are looking at prices per square foot, Sentosa Cove’s homes may seem a lot more attractive than homes in districts 09 or 10. Additionally, with minimal new stock and a tight supply of homes here, this may drive up prices in Sentosa Cove in the future.
While the bulk of the sales for units sold last year were to owner-occupiers, the rental market at Sentosa Cove is still worth a look at if you are thinking of buying to rent the unit out.
Here’s a look at how much you can expect to get in rental income, based on data from May 2022:
Sentosa is a well-known expat enclave, and the housing market has always catered to foreigners. Sure, it’s not the most practical of places, so your potential tenants will likely come from folks who have big pockets, appreciate the finer things in life and seek the outdoorsy, resort lifestyle.
|3 Bedroom + Study