Resale Project Scorecard
Seven Palms Sentosa Cove
D04 · HarbourFront, Telok Blangah · 99-year leasehold · completed 2013 · 41 units
Grade D, 2.67 out of 10, the 22nd highest score among 24 resale condos in District 4.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 80 yrs
- Resales, 12 months to Oct 2026
- 3
- To HarbourFront MRT
- 2.9 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Seven Palms Sentosa Cove Score
- D
- Grade
- Score out of 10
- 2.67
- Highest score among 24 resale condos in District 4
- 22nd
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: schools, MRT access.
Project's Historical Performance25%2/10
Avg Ann. of -1.59% — below-median performance vs same-vintage peers (20th percentile of 2013-era cohort).
The district median is 2/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 2/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
41 units — very small project; niche product with thin resale market.
The district median is 5/10.
MRT Proximity13%1/10
2.9 km from HarbourFront MRT (NE1 / CC29) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7/10.
Rental Yield10%4/10
Rental yield of 3.07% — below-average income return.
The district median is 4/10.
Tenure10%8/10
99YR tenure — about 80 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.97km, far enough that the impact on this project is modest.
The district median is 5/10.
Scores updated October 2026. On the map →
Why Seven Palms Sentosa Cove scores 2.67
Seven Palms Sentosa Cove scores 2.67 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2348th of 2,350 resale condos scored in Singapore and 22nd of 24 in District 4 (HarbourFront, Telok Blangah). Its strongest factors are Tenure (8/10) and Rental Yield (4/10); its weakest is MRT Proximity (1/10).
| Factor | This condoSeven Palms Sentosa Cove | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 2/10 | ±0.00 | 26% of district |
| Primary School Effect20% | 1/10 | 2/10 | −0.20 | 0% of district |
| Project Size16% | 3/10 | 5/10 | −0.32 | 0% of district |
| MRT Proximity13% | 1/10 | 7/10 | −0.78 | 0% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 26% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 39% of district |
| Future Transformation6% | 3/10 | 5/10 | −0.12 | 0% of district |
Medians are across the 24 scored resale projects in District 4 (HarbourFront, Telok Blangah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Seven Palms Sentosa Cove and a median-profile project (4.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Seven Palms Sentosa Cove Prices
By unit type at Seven Palms Sentosa Cove
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 4-bedroom5,108 sq ft | 5,108 sq ft | $14.7M | $2,916 psf | 2 |
Past transactions at Seven Palms Sentosa Cove
6 resales, Nov 2021 to Oct 2026 · median $2,782 psf · $8,010,000 to $23,892,159
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 153 Cove Drive | 4 | #04-06064BR · Blk 153 | 4BR | 5,942 | $2,701 | $16,048,000 | Resale |
| 25 May 2026 | 153 Cove Drive | 2 | #02-08084BR · Blk 153 | 4BR | 4,273 | $3,131 | $13,380,000 | Resale |
| 29 Jan 2026 | 153 Cove Drive | 1 | #01-05,05,3BR · Blk 153 | 3BR | 8,794 | $2,717 | $23,892,159 | Resale |
| 24 Oct 2025 | 153 Cove Drive | 1 | #01-06064BR · Blk 153 | 4BR | 4,607 | $2,714 | $12,502,920 | Resale |
| 26 Apr 2024 | 151 Cove Drive | 2 | #02-04042BR · Blk 151 | 2BR | 2,723 | $2,941 | $8,010,000 | Resale |
| 26 Nov 2021 | 151 Cove Drive | 1 | #01-02023BR · Blk 151 | 3BR | 3,584 | $2,846 | $10,200,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Seven Palms Sentosa Cove Rent
- Median rent a month
- $17,880 to $30,600
- Rental contracts
- 6
| Unit type | Median rent | LetsContracts |
|---|---|---|
| 2-bedroom | $17,880 | 3 |
| 3-bedroom | $30,600 | 3 |
Rental contracts at Seven Palms Sentosa Cove
7 contracts, Sep 2025 to Aug 2026 · median $25,000 a month · $17,000 to $38,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Mar 2026 | 3BR | 5,800 to 5,900 sq ft | $30,600 |
| Mar 2026 | 4BR | 6,700 to 6,800 sq ft | $30,000 |
| Feb 2026 | 2BR | 2,600 to 2,700 sq ft | $17,880 |
| Feb 2026 | 3BR | 4,600 to 4,700 sq ft | $38,000 |
| Jan 2026 | 2BR | 2,600 to 2,700 sq ft | $18,500 |
| Oct 2025 | 3BR | 4,100 to 4,200 sq ft | $25,000 |
| Sep 2025 | 2BR | 2,600 to 2,700 sq ft | $17,000 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Seven Palms Sentosa Cove Notes
How these numbers are worked out
- Grade D places Seven Palms Sentosa Cove in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,717 psf at Seven Palms Sentosa Cove against $1,820 psf across District 4, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 3 resale caveats at Seven Palms Sentosa Cove ranged from $2,701 psf to $3,131 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (2/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2013, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is HarbourFront MRT (NE1 / CC29), 2.9 km in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Seven Palms Sentosa Cove for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.