Two questions matter with Marina Collection. Does Sentosa Cove life suit you? And does the bank sale price make sense?
My short answer: at $1,269 to $1,407 psf, the price makes sense for the right buyer. The bigger question is the lifestyle. So let’s look at both, honestly. No hype, no pressure.
Marina Collection at a Glance
The bank is selling 38 of the 124 homes here. That’s 17 three-bedders and 21 four-bedders, from $2.588M.
| Address | 13, 15 & 17 Cove Drive, Sentosa Cove (District 4) |
|---|---|
| Tenure | 99-year leasehold from 3 January 2007, so about 80 years left |
| Completed | 2011 |
| Homes | 124, in 3 blocks of 4 storeys |
| Land size | About 239,195 sqft |
| Unit sizes | 1,873 to 4,693 sqft, 3 to 6 bedrooms |
| Developer | Lippo Marina Collection Pte Ltd |
| Architect | Architects 61 (also behind Cape Royale, Seascape and The Coast) |
| Bank sale | 38 units: 17 x 3BR, 21 x 4BR. 12 are vacant, 26 tenanted |
The homes are sold “as is, where is”. Cheques are payable to UOB.
The Location: What Daily Life Feels Like
This is the only residential site in Sentosa Cove that fronts the marina directly. You wake up to boats, not traffic.
What’s at your doorstep
- One°15 Marina: the marina club, berthing and dining. If you own a boat, or dream of one, this is the place.
- Quayside Isle: waterfront restaurants and a few shops, a short walk away.
- Cove Village: a supermarket and daily conveniences.
- Sentosa Golf Club: the Serapong and Tanjong courses.
- The beaches: Tanjong, Palawan and Siloso.
- Resorts World Sentosa: Universal Studios, the Oceanarium and the Weave mall.
Getting around
The CBD is about 10 minutes away by car. VivoCity is a shuttle ride from Cove Village.
But let’s be honest. Sentosa Cove is a car estate. There’s no MRT at your gate. There are no schools on the island, so school runs mean a drive. Hawker food also means a trip across the bridge.
If you like a quiet evening walk by the water, you’ll love it here. If you want a mall and an MRT downstairs, this isn’t your place.
The Development Itself
Low density is the big plus here. There are just 124 homes on about 239,195 sqft of land. That works out to roughly 1,900 sqft of land per home. Most mainland condos give you a fraction of that.
The blocks are only four storeys high. Units have private lift lobbies, and the layouts are wide, inspired by the Mediterranean.
What about building health? The building is 15 years old, so I checked the MCST numbers.
- The management fund stands at about S$503,000.
- Existing owners have already paid a S$1M sinking fund top-up levy, in Oct 2025 and Jan 2026. New buyers don’t pay it.
- Repainting, roof waterproofing and car-park flooring were approved at the AGM on 15 Aug 2026. Work is expected to start around Oct or Nov 2026.
- The regular sinking fund balance was low, at S$23,944 (audited, 30 Apr 2026). The top-up levy is held separately.
- The managing agent is Savills.
My read: it’s a well-run MCST that is fixing things, and the owners have already paid for the big repairs. Still, ask about the timeline and scope of the repair works before you buy.
Layouts and Unit Choices
The bank sale comes in four layouts. The best value per square foot is in the ground-floor units with a private enclosed space (PES).
| Layout | Size (sqft) | Units (vacant) | Price | Price psf | Maintenance per month |
|---|---|---|---|---|---|
| Type A, 3-bedroom | 1,873 | 7 (1) | $2.588M to $2.636M | $1,381 to $1,407 | About $1,734 |
| Type Ag, 3-bedroom + PES | 2,099 | 10 (6) | $2.732M to $2.786M | $1,301 to $1,327 | About $1,734 |
| Type B, 4-bedroom | 2,185 | 13 (5) | $2.948M to $3.051M | $1,349 to $1,396 | About $1,951 |
| Type Bg, 4-bedroom + PES | 2,390 | 8 (0) | $3.033M to $3.110M | $1,269 to $1,301 | About $1,951 |
Prices as of 3 Nov 2026. Maintenance includes GST and the Sentosa (SDC) contribution.
Questions to ask before you pick a unit
- Own stay or rent out? 26 of the 38 units come with a tenant. Leases end between Q4 2026 and Q4 2028. If you want to move in soon, focus on the 12 vacant units.
- Do you want the garden? PES units give you more space and the lowest psf. But ground floor means less privacy, and a garden to maintain.
- Three or four bedrooms? A Type A 3-bedder and a Type B 4-bedder are only about $360k apart. For a growing family, that extra room may be worth it.
- Which way does it face? Marina-facing and pool-facing units live very differently. Check the stack before you shortlist.
- What’s the timeline? It’s 1% option fee, 4% to exercise within 2 weeks, and completion in 8 to 10 weeks. Have your loan and cash ready.
Price and Alternatives
The bank sale averages about $1,340 psf. That’s 54% below the highest price ever paid here, $2,917 psf in Dec 2007.
Here’s the story behind the line. In 2007, prices were untested, and Sentosa Cove sold at a big premium to the mainland. Then the cooling measures hit: the first round in 2009, foreign-buyer ABSD in 2011, then TDSR, higher ABSD and tighter loan limits in 2013. Prices stayed range-bound for about eight years. After foreign-buyer ABSD went to 60% in 2023, they slid again.
How it compares
| Benchmark Price | Bank sale vs it |
|---|---|
| Sentosa Cove resales, 2026 (59 deals) | $1,672 psf average — about 20% lower |
| The Residences at W | $1,783 to $1,985 psf — lower |
| Seascape | $1,549 to $2,080 psf — lower |
| Marina Collection 3BR resale, Jun 2026 | $2.78M — 3BR from $2.588M, 6.9% lower |
| Marina Collection 4BR resale, Oct 2026 | $3.1M — 4BR from $2.948M, 4.9% lower |
Rental
Across 35 Cove Drive leases from Jan to Sep 2026, 3-bedders averaged $8,869 a month and 4-bedders $11,151. At the bank sale from-prices, that’s roughly 4.1% to 4.5% gross, before costs. It’s indicative only, not a guaranteed return.
The yearly average price per sq ft tells the whole story: around $1,700 to $1,800 psf for years, then $1,510 in 2025 and $1,459 in 2026 (URA transaction data; no deals recorded in 2013 or 2015).
The costs of holding it
Maintenance is about $1,734 a month for a 3-bedroom and $1,951 for a 4-bedroom, including GST and the SDC contribution. Estimated owner-occupier property tax is about $3,500 a year for a 3-bedroom and $5,480 to $6,140 for a 4-bedroom. Check the annual value on IRAS for the exact figure.
Before you fall for the psf, run your TDSR and look at the total quantum. A $2.6M to $3.1M purchase still needs serious cash and a solid loan.
Strengths and Trade-Offs
Three strengths
1. The price has reset. You’re buying at about half of what 2007 buyers paid, and below today’s Sentosa Cove resales.
2. Space and low density. It has 2,000+ sqft family layouts, only four storeys, and about 1,900 sqft of land per home.
3. It rents. Cove Drive 3-bedders averaged about $8,900 a month in 2026, and 4-bedders about $11,200.
Three trade-offs
1. The lease is running. About 80 years are left. That matters more each year for resale and financing.
2. It’s a car estate. There’s no MRT, no schools on the island, and fewer daily conveniences.
3. The costs to hold it are high. Maintenance runs $1,734 to $1,951 a month. The building is 15 years old, it’s sold as is, and repair works are coming.
In-Depth Analysis
Why I Might NOT Buy
1. The lease clock is ticking.
The 99-year lease started in 2007, so about 80 years are left. That’s fine for most own-stay buyers today. But every year, the pool of buyers who can use CPF and get a full loan gets a little smaller. If you plan to sell in 10 or 15 years, the next buyer will see a 65-year lease. Factor that in.
2. Sentosa Cove is a small, slow market.
There are not many deals here. Marina Collection saw only 9 resales across 2025 and 2026. When foreign-buyer stamp duty (ABSD) went up to 60% in April 2023, a big group of buyers left. Today, locals drive the market. So when you sell, expect it to take longer than a mainland condo.
3. Cheap can still get cheaper.
Prices held around $1,700 to $1,800 psf for years. Then they slid to $1,510 in 2025 and $1,459 in 2026. A bank sale reflects the bank’s urgency, not a guaranteed floor. If you need the price to go up within two or three years, this isn’t for you.
4. Bank sale terms are strict.
Units are sold “as is, where is”. The deal moves fast: 1% option fee, 4% within 2 weeks, completion in 8 to 10 weeks. If you don’t exercise, you lose the 1%. Many units also come with a tenant, so you can’t always move in when you want.
Why I Might Buy
1. You’re buying after the reset, not at the peak.
The 2007 buyers paid up to $2,917 psf. Prices were untested, and the cooling measures hadn’t hit yet. They lost money because of when they bought, not because of where. Today the bank sale averages about $1,340 psf. That’s 54% below that high. The froth is gone.
2. It’s cheaper than its neighbours, and cheaper than itself.
Sentosa Cove resales in 2026 averaged $1,672 psf across 59 deals. This bank sale is about 20% below that. The Residences at W traded at $1,783 to $1,985 psf, and Seascape at $1,549 to $2,080 psf. Even inside Marina Collection, the 3-bedroom bank price of $2.588M is 6.9% below a June 2026 resale at $2.78M.
3. My view: you’re paying close to land cost.
At $1,269 to $1,407 psf, you’re paying close to what developers pay for land on the mainland today. And you get a finished home, a marina and a 239,195 sqft site. That’s not a number you can replace easily.
4. Sentosa is waking up.
In 2007, Sentosa Cove was quiet, and nothing much was planned around it. Today:
- Super Nintendo World is confirmed for Universal Studios Singapore, with new attractions expected from the early 2030s (Interpark, WDWNT).
- Resorts World Sentosa is in the middle of a multi-billion-dollar expansion, with Minion Land already open.
- The Greater Southern Waterfront is moving. The port is relocating to Tuas, which frees up the southern coast for homes and leisure.
None of this was on the table when people paid $2,900 psf.
5. More home for the money.
In my view, a new 4-bedder on the mainland often costs $4M or more today. Here, a 2,185 sqft 4-bedder starts at $2.948M. If you value space and a slower pace, that gap is hard to ignore.
Wrapping It All Up
Marina Collection isn’t for everyone. But for the right buyer, this is one of the better entry prices Sentosa Cove has seen in 20 years.
Who I’d shortlist it for
- Upgraders who want a big family home, 2,000+ sqft, for under $3.1M
- Retirees who’ve lived in an HDB flat or the busy city all their lives and now want a slower pace
- Families who value space, sea views and a resort lifestyle over an MRT downstairs
- Buyers who felt they missed the last dip, and plan to hold for the long term
- Anyone who loves the water, especially boat owners
Who might do better elsewhere
- Buyers who need an MRT, schools and hawker food nearby
- Investors looking for a quick gain within two or three years
- Buyers who want a fresh lease, or a brand-new condo with full facilities
The attractive price (to me)
For own stay, I like the vacant 3-bedroom + PES units at around $1,305 to $1,318 psf. Look at #01-21, #01-28 and #01-29, at $2.739M to $2.766M. You can move in right away, with more space than a Type A and a lower psf.
For a 4-bedder, the PES units at $1,269 to $1,301 psf are the lowest psf in the sale. They’re all tenanted, though, so they suit buyers who can wait, or who want rental income first.
Get the Marina Collection Price List and Floor Plans
Remember: you’re buying after a 20-year reset, not at the peak.
Want the full list of all 38 units, with every floor plan? WhatsApp or SMS me at +65 9455 6807, and I’ll send it right away. Viewings are by appointment only, and I’m happy to book one for you.
| Date | What happens |
|---|---|
| 6 to 13 Nov 2026 | Preview, 10am to 6pm (last slot 5pm), by appointment |
| Wed 11 Nov, 6pm | EOI and cheque cut-off for non-standard terms |
| Fri 13 Nov, 6pm | EOI and cheque cut-off for standard terms |
| Sat 14 Nov, 10am | Sales booking |
If you’re not sure whether it fits your numbers, give me a buzz. Let’s look at your TDSR, your CPF and your exit plan together, with no pressure.
Perry Siow, HP: 9455 6207, PropNex Realty Pte Ltd, CEA Reg No. R006056B
Prices and availability are as of 3 Nov 2026 and may change. Units are sold as is, where is. Rental and yield figures are indicative (URA Cove Drive contracts, Jan to Sep 2026) and are not a guaranteed return. This is for information only, not financial advice. Please do your own due diligence.
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