The Residences at W Singapore Sentosa Cove
The Residences at W Singapore Sentosa Cove is a 228-unit, 99-year-leasehold luxury condo on Ocean Way that has been completed since 2011 but never sold out, so in April 2024 developer CDL (via Cityview Place Holdings) relaunched the remaining stock at about 40% below its 2010-14 peak, with entry pricing from S$1,648 psf. That cut moved roughly 65 units over a two-day launch window at an average near S$1,780 psf, and 81 in total by December 2024 at an average of S$1,798 psf. The trade-off is blunt: you are buying a depreciating 99-year lease (from 2006) in a car-dependent enclave with high carrying costs, at a price that reflects all of those facts.
The numbers, on one page.
- Developer
- City Developments Limited (via Cityview Place Holdings, a CDL associate)Source: EdgeProp / Yahoo SG, Apr 2024 (two-source)
- District
- D4 (Telok Blangah / Harbourfront; Sentosa Cove, CCR)
- Address
- Ocean Way, Sentosa Cove, Singapore
- Total units
- 228Source: two-source corroborated (EdgeProp, 99.co, Stacked Homes)
- Tenure
- 99-year leasehold, lease from 2006 (~81 years left at 2024 relaunch; ~80 at 2026)Source: EdgeProp/Yahoo + Stacked Homes, 2024
- Completion (TOP)
- 2011Source: two-source corroborated (Stacked Homes, EdgeProp, 99.co)
- Original launch
- 2010, marketed at ~S$2,500-3,000 psf; developer-sold ~24-25 units 2010-2014 averaging ~S$2,736 psfSource: EdgeProp/Yahoo + MustShareNews, Apr 2024
- Architect
- Axis Architects Planners Pte Ltd (per the firm's project portfolio)Source: Axis Architects Planners project portfolio
- 2024 relaunch
- Viewings 10-14 Apr 2024; sales from 15 Apr 2024; 58 of 203 remaining units released firstSource: EdgeProp/Yahoo + Mothership, Apr 2024
- Relaunch entry PSF
- From S$1,648 psf (3-bed); ~40% below peak / 39.8% below the developer's 2010-14 average of ~S$2,736 psfSource: two-source corroborated (EdgeProp, 99.co, Mothership)
- Relaunch take-up
- ~65 units over the 2-day launch window (incl. 4 penthouses on day one) at avg ~S$1,780 psf; 81 units to date at avg S$1,798 psf as of Dec 2024Source: Mothership/MustShareNews (Apr 2024) + EdgeProp/Yahoo (Dec 2024)
- Buyer profile (relaunch)
- 94% Singapore Citizens/PRs; remainder foreigners from China, France, USSource: two-source corroborated (Yahoo SG, MustShareNews, propertyreview.sg)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
69% sold to date
A completed 2011 luxury condo, relaunched at 40% off.
The Residences at W matters because it is the clearest case study in Singapore of a luxury project being repriced to clear, not launched to a story. Completed in 2011 and marketed at roughly S$2,500-3,000 psf in 2010, it still had around 203 of its 228 units unsold heading into 2024. CDL's response; releasing 58 units from 15 April 2024 at entry pricing of S$1,648 psf, a 39.8% markdown from the developer's own 2010-14 average of about S$2,736 psf; is the load-bearing fact of the page, and it is corroborated across EdgeProp, 99.co and Mothership.
The market read the discount correctly. Roughly 65 units moved over the two-day launch window (including four penthouses on day one) at an average near S$1,780 psf, and cumulative sales reached 81 units at an average of S$1,798 psf by December 2024. Buyers were overwhelmingly local: 94% Singapore Citizens and PRs, with the small foreign remainder from China, France and the US. That profile is unusual for Sentosa Cove, historically a foreigner-driven market, and it tells you the discount was deep enough to pull in domestic owner-occupiers and value buyers rather than offshore speculators.
The relaunch also reset the wider enclave. Sentosa Cove's median non-landed price fell about 15% in 2024, from S$2,100 psf in 2023 to S$1,792 psf (EdgeProp), with Han Huan Mei, director of research at List Sotheby's, calling the relaunch 'a pivotal point' that could have pushed sellers at other condos to accept lower offers. Comparable cycle-peers; Cape Royale (Ho Bee/IOI, 302 units, 2013) and Seascape (Ho Bee/IOI, 151 units, 2011); sit higher: Cape Royale transacted around S$2,283 psf in 2024, while Seascape has no clean 2024 transacted psf publicly reported. That frames just how aggressive this repricing was.
The honest counterweight, flagged by Stacked Homes, is that this is a lease-decay asset with real carrying costs: a 99-year lease from 2006, maintenance fees of roughly S$1,200-1,600+ a month (including the Sentosa Island charge), no MRT, and a documented resale loss of S$1.46 million on one 7 September 2023 transaction. Through the first nine months of 2025, Sentosa Cove non-landed prices slid further to about S$1,728 psf, and ERA Singapore data (Straits Times, Nov 2025) reported the majority of Sentosa Cove resales; about 66%, up from 59% in 2024; changing hands at a loss. The discount is the reason to look; the carrying profile is the reason to be sober about it.
Relaunched from S$1,648 psf — ~40% below peak.
The reference price is the April 2024 relaunch: entry from S$1,648 psf (3-bedroom, ~S$2.678m), with 2-bedders from about S$1,726 psf (~S$2.118m) and 4-bedders from about S$1,687 psf (~S$3.488m). That entry is roughly 40% below the launch-era asking of S$2,500-3,000 psf and a 39.8% markdown from the developer's realised 2010-14 average of about S$2,736 psf. The ~65 units sold over the two-day launch window averaged near S$1,780 psf, and cumulative relaunch sales reached 81 units at an average of S$1,798 psf by December 2024.
Against its own enclave the discount stands out. Cape Royale (Ho Bee/IOI) averaged about S$2,283 psf across the 15 units it transacted in 2024 — meaningfully above The Residences at W — while Seascape (Ho Bee/IOI) has no clean 2024 transacted psf publicly reported. The catch is direction of travel: Sentosa Cove's median fell ~15% in 2024 and slid further to ~S$1,728 psf over 9M2025, so the discount buys you in below the enclave but into a market where, per ERA Singapore data (Straits Times, Nov 2025), about two-thirds of resales were still loss-making in 2025.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| The Residences at W Singapore Sentosa Covesubject | D4 · Sentosa Cove | 228 | 99-yr (from 2006) | 2011 | relaunch from S$1,648 · avg S$1,798 |
| Cape Royale | D4 (Sentosa Cove, Cove Way) | 302 | 99-year leasehold | 2013 | ~S$2,283 psf average across the 15 units transacted in 2024 (second-strongest Sentosa Cove seller that year) |
| Seascape @ Sentosa Cove | D4 (Sentosa Cove, Cove Way) | 151 | 99-year leasehold | 2011 | no clean 2024 transacted psf publicly reported |
These are Sentosa Cove resale/relaunch benchmarks. The 2024 relaunch entry (~S$1,648 psf) sits about 40% below the developer's 2010–14 average of ~S$2,736 psf; figures are transacted/relaunch references.
Completed apartments and penthouses, by the marina.
This is a finished 2011 development of 228 units, not a new build; the 2024 relaunch released a tranche of the remaining unsold stock — including penthouses — at sharply reset prices. Sizes reflect the as-built configuration.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 2-bedroom | n/a | ~1,227 sq ft | From ~S$2.118m (~S$1,726 psf) at relaunch |
| 3-bedroom | n/a | ~1,625 sq ft and up | From ~S$2.678m (~S$1,648 psf) at relaunch |
| 4-bedroom | n/a | ~2,067 sq ft and up | From ~S$3.488m (~S$1,687 psf) at relaunch |
| Penthouse (up to 5-bed) | n/a | up to ~6,297 sq ft | Multi-million; 4 penthouses among the units sold on relaunch day one |
Configuration is as-built (TOP 2011); relaunch pricing from EdgeProp's April 2024 coverage.
Ocean Way — waterfront Sentosa Cove.
The address is Ocean Way, inside the gated Sentosa Cove waterfront enclave in District 4 (officially the Telok Blangah/Harbourfront planning district, classified Core Central Region). The setting is the draw: nautical-themed low-rise blocks with marina frontage, direct adjacency to the W Singapore hotel (21 Ocean Way) and the Quayside Isle waterfront dining-and-retail strip about a kilometre away. For a beach-and-berth lifestyle, little else in Singapore compares.
The trade-off is access. Sentosa Cove has no MRT; residents reach the mainland via the Sentosa Express from VivoCity/HarbourFront or by car over the Sentosa Gateway, and Stacked Homes is blunt that owning a car here is effectively mandatory and that getting in and out is more of a nuisance than buyers expect.
Schooling and everyday amenity also sit off-island: there is no primary school inside the enclave and no 1km P1 catchment, so families typically lean on private/international options or mainland catchments. The location suits a specific buyer; second-home, lifestyle, or work-from-Sentosa; far more than a commuter household.
Marina berths, the W hotel and the beaches.
Sentosa Cove is a gated waterfront enclave reached by car or the Sentosa boardwalk — there is no MRT on the island. The amenity story is the adjoining W Singapore hotel, the Quayside Isle marina dining strip, private berths, and the Sentosa beaches and golf. Distances are island-context approximations.
- International schools (mainland)via causeway
- Sentosa Boardwalk / Sentosa Expressisland access (no MRT)
- HarbourFront MRT (NE1/CC29)~3 km via causeway
- VivoCity~3 km · mainland gateway
- W Singapore – Sentosa Coveadjacent
- Quayside Isle~0.5 km · waterfront F&B
- Sentosa Cove marina berthsfronting
- Sentosa Golf Club~1.5 km
- Tanjong BeachSentosa south shore
A reset-price lease buy on the water.
The relaunch is a value-versus-lease calculation. Here's the honest read.
Entry ~40% below the 2010s peak.
The pure-yield case is weak and we would not lead with it: a 99-year lease decaying from 2006, maintenance of S$1,200-1,600+ a month, and a softening Sentosa Cove resale market (median down to ~S$1,728 psf in 9M2025, about two-thirds of deals loss-making per ERA Singapore data (Straits Times, Nov 2025)) all compress net yield. The only investor angle is a contrarian value bet; entry ~40% below peak at S$1,648 psf in the hope that Sentosa Cove mean-reverts; and that is a capital-recovery story, not an income story.
Move-in-ready waterfront living.
This is the stronger case and it is who actually bought: 94% of relaunch buyers were Singapore Citizens/PRs, drawn by a marina-front, hotel-serviced lifestyle at a price that finally made sense after the discount. If you want Sentosa Cove waterfront living, can absorb the maintenance, and treat lease decay as a consumption cost rather than an investment flaw, the relaunch pricing is the most rational entry the project has ever offered.
Long-horizon and lease-decay-averse buyers.
We would steer away anyone buying primarily for capital gains or rental yield, anyone who needs MRT access or an in-catchment primary school, and anyone uncomfortable with a lease that already has ~80 years left and keeps falling. Stacked Homes' framing is the honest one: buy this when you are wealthy enough not to worry about gains or yield; otherwise the carrying costs and lease decay work against you.
What the brochure won't tell you.
The headline 40% discount is real and corroborated; entry from S$1,648 psf is a 39.8% markdown on the developer's 2010-14 average of ~S$2,736 psf; but the reason the discount exists is that the project sat largely unsold for over a decade.
This is a lease-decay asset: 99 years from 2006, so roughly 80 years remain in 2026 and the clock keeps running; one 7 September 2023 resale crystallised a S$1.46m loss, per Stacked Homes (single-source).
Carrying costs are high and easy to underestimate: maintenance runs about S$1,200-1,600+ a month including the Sentosa Island charge (per Stacked Homes), which materially lowers net rental yield even when gross rents look competitive.
Access is the structural weakness; no MRT, mainland HarbourFront not walkable, and effectively mandatory car ownership; getting in and out of Sentosa Cove is more friction than many buyers expect.
The buyer base flipped local: 94% of relaunch buyers were Singapore Citizens/PRs, a notable shift for a historically foreigner-led enclave and a sign the discount, not the brand, drove demand.
The wider market is still soft: Sentosa Cove non-landed prices fell ~15% in 2024 (EdgeProp) and slid further to ~S$1,728 psf in 9M2025, with ERA Singapore data (Straits Times, Nov 2025) reporting about 66% of Sentosa Cove resales loss-making; so this is a value entry into a falling, not rising, sub-market.
What's available since the relaunch.
CDL relaunched the remaining units in April 2024 from S$1,648 psf; the project had not sold out as of late 2024. We'll share current availability, transacted pricing and the lease position — tell us what you're after.
What buyers keep asking.
- What is The Residences at W Singapore Sentosa Cove? +
- The Residences at W Singapore Sentosa Cove is a 228-unit, 99-year-leasehold luxury waterfront condominium on Ocean Way in Sentosa Cove (District 4, Core Central Region), developed by City Developments Limited (via its associate Cityview Place Holdings) and completed in 2011. It is adjacent to the W Singapore hotel and the Quayside Isle waterfront precinct.
- Is The Residences at W a new launch? +
- No. The Residences at W Singapore Sentosa Cove was completed in 2011 and originally launched in 2010. What happened in April 2024 was a relaunch of unsold stock by CDL, not a new project; frame it as a resale-reference plus a relaunch event, not a fresh launch.
- Why was The Residences at W relaunched at a 40% discount in 2024? +
- The Residences at W still had roughly 203 of its 228 units unsold more than a decade after completion, so on 15 April 2024 CDL relaunched the remaining units at entry pricing of S$1,648 psf; about 40% below the 2010-era asking and a 39.8% markdown on the developer's 2010-14 average of about S$2,736 psf; to clear inventory.
- How many units sold in the 2024 relaunch and at what price? +
- At The Residences at W, roughly 65 units sold over the two-day April 2024 launch window (including four penthouses on day one) at an average near S$1,780 psf, and cumulative relaunch sales reached 81 units at an average of S$1,798 psf as of December 2024. The project had still not fully sold out at that point.
- What were the relaunch prices and PSF? +
- At The Residences at W's April 2024 relaunch, entry was from S$1,648 psf for 3-bedroom units (about S$2.678 million); 2-bedders started around S$1,726 psf (~S$2.118 million) and 4-bedders around S$1,687 psf (~S$3.488 million). The cumulative achieved average across relaunch sales was S$1,798 psf by December 2024.
- Who bought the units in the relaunch? +
- Buyers at The Residences at W's 2024 relaunch were overwhelmingly local; 94% Singapore Citizens and Permanent Residents; with the small foreign remainder coming from China, France and the US, an unusual local skew for traditionally foreigner-led Sentosa Cove.
- When does the lease on The Residences at W start? +
- The Residences at W Singapore Sentosa Cove has a 99-year lease commencing in 2006, leaving roughly 81 years at the 2024 relaunch and about 80 years in 2026. Lease decay is a real consideration despite the building only completing in 2011.
- Is there an MRT station near The Residences at W? +
- No. The Residences at W sits in Sentosa Cove, which has no MRT; access is via the Sentosa Express from VivoCity/HarbourFront or by car over the Sentosa Gateway, with the nearest mainland interchange (HarbourFront, NE1/CC29) off-island and not walkable. Car ownership is effectively required.
- What is the unit mix at The Residences at W? +
- The Residences at W offers 2- to 4-bedroom apartments plus penthouses across 228 units, with sizes from about 1,227 sq ft (2-bedroom) up to roughly 6,297 sq ft for the largest penthouses; 3-bedders start around 1,625 sq ft and 4-bedders around 2,067 sq ft.
- Is The Residences at W a good investment? +
- On a yield basis it is weak: The Residences at W carries a depreciating 99-year lease from 2006 and high maintenance of about S$1,200-1,600+ a month, and Sentosa Cove prices fell to roughly S$1,728 psf in 9M2025 with about 66% of resales loss-making per ERA Singapore data (Straits Times, Nov 2025). The stronger case is owner-occupier lifestyle buying at a post-discount entry, not rental income.
- How does The Residences at W compare to Cape Royale and Seascape? +
- All three are 99-year-leasehold Sentosa Cove condos, but The Residences at W (CDL, 228 units, 2011) relaunched far cheaper at S$1,648 psf entry versus Cape Royale (Ho Bee/IOI, 302 units, 2013) at about S$2,283 psf in 2024, while Seascape (Ho Bee/IOI, 151 units, 2011) has no clean 2024 transacted psf publicly reported; making The Residences at W the value entry into the enclave.
- What was The Residences at W's original launch price? +
- The Residences at W was marketed at roughly S$2,500-3,000 psf when it launched in 2010, and the developer's realised average across its 2010-2014 sales was about S$2,736 psf; the benchmark against which the 2024 relaunch's S$1,648 psf entry represents a ~40% cut.
- Is The Residences at W sold out? +
- Not as of the latest public reporting. The Residences at W had sold 81 units since the April 2024 relaunch (avg S$1,798 psf) as of December 2024 and had not fully cleared its 228 units; precise remaining inventory for 2025-26 has not been publicly disclosed.
- Did The Residences at W relaunch really move the whole Sentosa Cove market? +
- It was a major factor. Sentosa Cove's median non-landed price fell about 15% in 2024 to S$1,792 psf per EdgeProp, and Han Huan Mei, director of research at List Sotheby's, called The Residences at W relaunch 'a pivotal point' that could have led sellers at other Sentosa Cove condos to accept lower offers.
Why the reset worked.
65 units over the two-day relaunch window and 81 to date, after a ~40% price cut. Here's the read.
At least 106 of 228 units sold (~25 in 2010–2014 plus 81 since the April 2024 relaunch from ~S$1,648 psf); CDL has not publicly disclosed precise current inventory.
See relaunch pricing →- 01The discount, not the brand, cleared the stockEntry from S$1,648 psf; a 39.8% markdown on the developer's 2010-14 average of ~S$2,736 psf; moved roughly 65 units over a two-day launch window (avg near S$1,780 psf) and 81 by December 2024 (avg S$1,798 psf) after the project had sat largely unsold for a decade. The lesson to watch: in a soft luxury market, price clears inventory that prestige alone could not.
- 02Local buyers showed up when the price reset94% of relaunch buyers were Singapore Citizens and PRs, a sharp local skew for foreigner-led Sentosa Cove. Watch whether this domestic-value demand persists or fades once the cheapest units are gone.
- 03It repriced the whole enclaveSentosa Cove's median fell ~15% in 2024 (S$2,100 to S$1,792 psf per EdgeProp), with List Sotheby's research director Han Huan Mei calling The Residences at W relaunch a pivotal point. The thing to watch is whether comparable holdouts like Cape Royale and Seascape follow with their own discounts.
- 04Carrying costs and lease decay remain the live riskMaintenance of ~S$1,200-1,600+ a month, a 99-year lease from 2006, and a documented S$1.46m resale loss in 2023 (Stacked Homes) mean the value case depends on Sentosa Cove stabilising. With 9M2025 prices down to ~S$1,728 psf and about 66% of resales loss-making per ERA Singapore data (Straits Times, Nov 2025), watch the resale floor before treating the discount as a bargain.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.