The Residences at W Singapore Sentosa Cove: A Buyer's Guide (2026)

Last updated: September 2026 · By Kaeden Ong, Assistant Division Director, ERA Realty Network

See the full The Residences at W Singapore – Sentosa Cove project page — availability elevation chart, unit mix, floor plans, videos and the latest transacted prices, refreshed daily.

W Residences Sentosa Cove is the only project in Singapore where I can show a buyer a 2010 launch price of about S$2,736 psf and a 2026 transaction at about S$1,830 psf in the same building. Nothing went wrong with the building. The pricing was wrong in 2010, the developer sat on the stock for over a decade, and in April 2024 it reset the project roughly 40% lower. That reset is why W Residences is now one of the more interesting conversations in Sentosa Cove, and why buyers need to understand exactly what they're buying into.

This guide covers the project, how the price got here, 2026 prices and rents, what the "W" branding actually gives you, who can buy, holding costs, and the questions I make every buyer answer before we drive down Ocean Way.

W Residences Sentosa Cove at a glance

Full name	The Residences at W Singapore – Sentosa Cove
Address	1–13 Ocean Way (odd numbers), Sentosa Cove, District 4 (Southern Islands), Singapore 098367
Developer	Cityview Place Holdings Pte Ltd, a City Developments Limited (CDL) associate; branded with W Hotels (Marriott)
Tenure	99-year leasehold from 31 October 2006 (approx. 79 years remaining in 2026)
Completed (TOP)	31 March 2011
Total units	228 across 7 low-rise blocks of 6 storeys
Site area	23,263 sq m (250,407 sq ft); 243 car park lots including buggy lots
Unit mix	2BR ~1,227–1,292 sq ft; 3BR ~1,625–2,616 sq ft; 4BR ~2,067–2,486 sq ft (some 4BR caveats at 3,273 sq ft); penthouses ~2,217–6,927 sq ft
Facilities	WET infinity lap pool, fitness centre, private clubhouse, concierge, jacuzzi, cabanas, BBQ fire pit, children's playground, mooring berths and waterfront promenade, AWAY Spa access via the hotel
Green rating	BCA Green Mark Gold Plus

Two precinct facts matter. CDL sold the 240-key W Singapore – Sentosa Cove hotel next door to CDL Hospitality Trusts in 2020, and the adjacent Quayside Isle retail strip to an institutional investor for S$97.3m in December 2025 (completion Q1 2026). Neither affects your title, but the "W" ecosystem is no longer one CDL-controlled block.

The price-reset story: 2010 to 2026

2010 launch. Average about S$2,736 psf, with a high-water mark of S$2,968 psf in April 2010 for a 1,259 sq ft unit.

The unsold decade. Most units didn't sell. Rather than cut prices, CDL parked the unsold residential component in a private investment platform (Profit Participation Securities); as recently as December 2025 CDL still described it as "held as part of a private investment platform". The building was mostly developer-owned and the resale market tiny.

April 2024 relaunch. On 15 April 2024 (viewings 10–14 April), 58 of the 203 developer-held units were released about 40% below 2010 pricing: 2BR 1,227 sq ft from S$2.118m (S$1,726 psf), 3BR 1,625 sq ft from S$2.678m (S$1,648 psf), 4BR 2,067 sq ft from S$3.488m (S$1,687 psf). 65 units sold in the first week at an average of about S$1,780 psf. Buyers were 94% Singaporean or PR, 6% foreign (China, France, US), and about half came from outside District 4. The developer said later phases would come at slightly higher psf. The lowest recorded resale psf, S$1,645, dates from the same month.

2026. Average psf has settled around S$1,830, in a S$1,738–1,985 band. A small step up from the relaunch, not a recovery towards 2010.

The 2010 number is not a "discount reference". Anchor on 2024–26 transactions and the neighbours. More in the price history and PSF article.

W Residences prices in 2026

Recent caveats (approximate, from public records):

Date	Type	Size	Price	PSF
Apr 2026	4BR	3,273 sq ft	S$5.79m	S$1,768
Mar 2026	3BR	1,948 sq ft	S$3.39m	S$1,738
Jan 2026	3BR	2,572 sq ft	S$5.01m	S$1,946
Dec 2025	4BR	3,273 sq ft	S$6.08m	S$1,858

Takeaways:

• Average psf is about S$1,830 (6-month S$1,838; 12-month S$1,827), band roughly S$1,738–1,985. The 12-month average transaction price is about S$3.28m.
• 3-bedroom entry is about S$2.8–2.9m on current asking. Developer listings run roughly S$2.9–4.45m for 3BR, S$3.56–4.52m for 4BR and S$4.07–10.86m for penthouses.
• Two identical 3,273 sq ft 4-bedders sold four months apart at S$1,858 and S$1,768 psf. Floor, stack and view still move the number.
• Context: Cape Royale averages about S$2,250 psf, The Oceanfront about S$1,724 psf, and a CCR new launch in 2026 is typically S$3,000+ psf.
• Who's buying: Singaporeans 61.6%, PRs 28.8%, foreigners 7.5%, companies 2.1%.

Rental market and yield

• 2-bedroom: from about S$7,300 per month
• 3-bedroom: median about S$11,200 (asking from about S$10,800)
• 4-bedroom: about S$11,800–20,000
• Large 5BR / penthouses: up to about S$26,000–30,000
• Average rent: about S$5.4–5.5 psf per month (12-month S$5.42), range S$4.1–7.7 psf
• Gross yield: roughly 3.5–3.6%, higher than most prime condos

Cape Royale yields about 3.1–3.2% and typical prime condos 2.5–3%. The W Residences advantage comes from the lower purchase psf after the reset, not higher rents; Cape Royale rents for more per square foot. Tenants are expats, hotel-lifestyle seekers and families wanting marina frontage. A worked net-yield example is in the W Residences rental guide.

What "branded residence" actually gives you

As marketed by the developer: hotel concierge, room service, housekeeping on request, AWAY Spa access, special rates at W hotels in Asia Pacific, and preferred dining reservations at Quayside Isle. The grounds are zoned into an "Active Zone" and a "Private Space".

Three honest notes:

1. Confirm the current service menu and charges in writing. The hotel changed hands in 2020 and the retail strip in 2025–26. Ask what is included, what is pay-per-use and what today's service charge is.
2. Branded services are a cost as well as a perk. Service charges may sit on top of the MCST fee and sinking fund.
3. The tenant benefit is real. Concierge and housekeeping shorten vacancy; that is the strongest practical argument for the branding.

More in branded living at W Residences.

Can foreigners buy W Residences?

Yes. It is a non-landed condominium, so foreigners can buy without any government approval. Only Sentosa Cove's landed bungalows need Land Dealings Approval Unit (LDAU) approval, usually with an owner-occupation condition.

Buyer profile	ABSD (2026)
Singapore Citizen, 1st property	0%
Singapore Citizen, 2nd property	20%
Singapore Citizen, 3rd+ property	30%
Singapore PR, 1st property	5%
Singapore PR, 2nd+ property	15%
Foreigner (any property)	60%
Entity / trust	65%

Nationals of the United States, Switzerland, Norway, Iceland and Liechtenstein are treated as Singapore Citizens for ABSD under free trade agreements.

Buyer's Stamp Duty applies to everyone, tiered from 1% to 6% on the portion above S$3m. On a S$3.4m 3-bedder BSD is about S$143,600; with ABSD, total stamp duty is roughly S$143,600 for a Singaporean first-timer, S$313,600 for a PR first-timer, S$823,600 for a Singaporean second property and about S$2.18m for a non-FTA foreigner.

Full working by profile is in the foreigners and ABSD guide.

Financing and holding costs

• Loan-to-value: 75% for a first housing loan, 45% second, 35% third. Foreigners can borrow from Singapore banks but cannot use CPF.
• TDSR: capped at 55% of gross monthly income, stress-tested at the medium-term rate.
• Seller's Stamp Duty: since 4 July 2025 the holding period is 4 years, at 16/12/8/4% for sales in years 1–4. Plan for a 5-year-plus hold.
• MCST maintenance and sinking fund: get the current figure for the unit and check the sinking fund and planned works.
• SDC charges: Sentosa Cove residents pay Sentosa Development Corporation charges on top of MCST fees, a line item mainland condos don't have.
• Branded-residence service charges: may be extra on top of both. Confirm before signing; they change the net yield.
• Property tax: owner-occupier rates 0–32% progressive on Annual Value; non-owner-occupied 12–36%.
• A car is close to essential. No MRT on Sentosa; HarbourFront MRT and VivoCity are 10–15 minutes by car, the CBD and Orchard 15–20, public transport to the mainland 40–50 minutes.

Living at W Residences: the honest version

What works:

• Low density. 228 units on about 250,000 sq ft across six-storey blocks.
• The marina and Quayside Isle on your doorstep. Mooring berths and the promenade are part of the estate; Quayside Isle (restaurants, Cold Storage, clinics) is adjacent, with ONE°15 Marina, Sentosa Golf Club and Tanjong Beach Club minutes away.
• Hotel services when you want them.
• Price after the reset. About S$1,830 psf, below Cape Royale and far below any mainland CCR new launch.

What to go in with eyes open about:

• Leasehold from 2006. About 79 years remain in 2026. Hold-and-enjoy, not land bank.
• Building age. TOP March 2011. Check the sinking fund, lift and M&E condition and the pool deck.
• Developer-held stock. With 203 units developer-owned going into 2024 and later phases promised at slightly higher psf, the developer remains the largest seller in the building, which caps how fast resale prices can run.
• Liquidity. Sentosa Cove transacts in low volumes. Prices are stable partly because sellers can wait; when you sell, you also need to be able to wait.
• Schools. Islander Pre-School by EtonHouse covers up to K2; there are no primary schools on Sentosa.

W Residences vs Cape Royale and the rest of the Cove

Sentosa Cove has ten non-landed developments. The short version:

• W Residences: ~S$1,830 psf, yield ~3.5–3.6%, hotel-branded, low-rise, TOP 2011, lease from 2006.
• Cape Royale: ~S$2,250 psf, yield ~3.1–3.2%, biggest floor plates, 17–20-storey towers, TOP 2013, last new launch in the Cove.
• The Oceanfront: ~S$1,724 psf, TOP 2010; 197 profitable versus 86 unprofitable resales (58.6% profitable).

If your priority is the lowest entry psf with branded services and a stronger yield, W Residences usually wins. If it's floor area, sea-facing high floors and a newer building, that's the Cape Royale conversation. Side by side in W Residences vs Cape Royale.

The wider Cove averaged S$1,498 psf in 2020, S$1,970 in 2023 and S$1,899 in 2024 (down 3.6%), with no new supply coming. The Greater Southern Waterfront, Sentosa–Brani Master Plan and RWS's S$6.8bn expansion are long-term investments in the area, not reasons to expect a short-term trade.

Who W Residences is right for

1. Owner-occupiers who value services over square footage and want a lock-and-leave home with a hotel next door.
2. Yield-conscious investors who want roughly 3.5% gross and accept lower liquidity.
3. FTA-nationality, PR or first-time Singaporean buyers for whom ABSD is 0–5%.

It is usually not right for buyers who need MRT access, plan to exit within four years, want the biggest floor plate for the money, or are stretching to the maximum loan once SDC and service charges are added.

Before you view: the 5 questions I ask every W Residences buyer

1. What's your holding horizon? Under five years, with SSD and thin liquidity, we should talk about something else.
2. What's your ABSD profile? Citizen, PR, FTA national or foreigner moves the total by up to about S$2m on a S$3.4m unit.
3. Developer unit or resale? Both exist in the same building; resale can be sharper on price.
4. How much will you actually use the hotel services? If "rarely", make sure the service charge still beats a plain condo.
5. Have you seen the other nine? I'll walk you through the full Sentosa Cove comparison before we lock in viewings.

Frequently asked questions

What is the price of W Residences Sentosa Cove in 2026? Recent caveats run from about S$3.39m (1,948 sq ft 3-bedroom) to S$6.08m (3,273 sq ft 4-bedroom), at roughly S$1,738–1,985 psf, average about S$1,830 psf. Asking runs from about S$2.8m to S$10.86m.

Why did W Residences prices fall from the 2010 launch? It launched at about S$2,736 psf and most units went unsold for over a decade, held in a CDL private investment platform. In April 2024 the developer relaunched about 40% lower and sold 65 units in the first week at about S$1,780 psf.

Is W Residences freehold? No. It is 99-year leasehold from 31 October 2006, with approximately 79 years remaining as of 2026.

Can foreigners buy W Residences Sentosa Cove? Yes, without approval. Foreigners pay 60% ABSD unless they are nationals of the US, Switzerland, Norway, Iceland or Liechtenstein, who are treated as Singapore Citizens.

What is the rental yield at W Residences? Gross yield is roughly 3.5–3.6%, higher than most prime condos. 2-bedders rent from about S$7,300, 3-bedders around S$11,200 and 4-bedders about S$11,800–20,000 per month.

What hotel services do W Residences owners get? As marketed by the developer: concierge, room service, housekeeping on request, AWAY Spa access, special rates at W hotels in Asia Pacific and preferred dining at Quayside Isle. Confirm the current menu and charges.

How many units does W Residences have? 228 units across 7 low-rise blocks of 6 storeys: 2-, 3- and 4-bedroom apartments and penthouses up to about 6,927 sq ft.

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Ready to look at W Residences?

I work Sentosa Cove daily and keep a live comparison of all 10 non-landed projects on the island: PSF, yield, liquidity and what's quietly for sale off-market. Message me and I'll send the comparison sheet before we arrange a viewing.

Kaeden Ong · Assistant Division Director, ERA Realty Network · ERA Top 50 · CEA Reg. L3002382K sellwithkaeden.com · WhatsApp for a same-day reply

Disclaimer: This article is for general information only and is not investment, financial or legal advice. Figures, prices, charts and regulations are drawn from public sources and my own records as of September 2026; they may contain errors, are subject to change without notice, and should be independently verified against URA caveats, IRAS, MAS and the relevant developer or MCST before any decision. Past prices are not a guide to future prices. Please speak to a licensed property agent, banker and lawyer about your own situation.

Any prices or charts shown are subject to change and may not be accurate. For reference only, subject to change, not investment advice.