Type

Units

Min Area

Price Range

3 BR

1658 sqft

S$2.6M

4 BR

3089 sqft

S$3.9M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$2.6M to S$3.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$516K on this acquisition.

Price Trends & Rental Yield

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The Berth by the Cove: Premium Waterfront Living at 216 Ocean Drive

The Berth by the Cove stands as a distinctive residential landmark, commanding a prestigious address at 216 Ocean Drive in one of Singapore's most coveted coastal localities. This condominium development reflects a commitment to contemporary design excellence, offering residences that seamlessly blend luxury living with genuine connectivity to the waterfront environment. The project represents a significant addition to the area's residential portfolio, catering to buyers who prioritise both architectural sophistication and geographical advantage.

Positioned within an established neighbourhood characterised by mature landscaping and proximity to essential services, the development appeals to a wide spectrum of purchasers. Whether considering a primary residence upgrade, downsizing into a premium lifestyle setting, or acquiring an investment-grade property, prospective buyers will find the development's offerings aligned with their objectives. The residential units showcase generous proportions, with floor areas spanning across multiple configurations to suit diverse household compositions and space requirements.

Design, Finishes and Residential Appeal

Each residence within The Berth by the Cove has been conceived with meticulous attention to detail, incorporating premium materials, refined colour palettes, and layouts that maximise natural light and ventilation. The architectural language reflects contemporary luxury aesthetics, with clean lines, generous ceiling heights, and seamless transitions between living zones. Bathrooms and kitchens benefit from high-specification fittings and durable finishes designed to withstand the tropical climate whilst maintaining their visual appeal across decades of ownership.

The development's positioning affords many units unobstructed vistas across the water, a feature that materially enhances both daily living experience and long-term value retention. Internal spatial planning prioritises flexibility, allowing owners to configure spaces according to personal preference without compromising on structural integrity or natural flow. Storage solutions are thoughtfully integrated throughout, addressing the practical storage demands of affluent households in an urban setting.

Location Advantages and Accessibility

The waterfront setting at 216 Ocean Drive delivers genuine lifestyle benefits alongside strategic transport connectivity. The neighbourhood encompasses quality schools, healthcare facilities, and retail establishments catering to upper-market demographics. Residents enjoy direct access to recreational waterfront spaces, contributing to overall neighbourhood appeal and supporting health and wellness objectives for current and future owners.

The development's geographical position ensures reasonable commute times to central business districts, the financial hub, and established employment centres across the island. This accessibility factor proves particularly relevant for full-time resident buyers who balance work commitments with lifestyle preferences, and for investors evaluating rental demand from international tenants and corporate relocatees seeking premium residential accommodation.

Facilities and Community Amenities

The Berth by the Cove incorporates a comprehensive suite of facilities designed to enhance lifestyle quality and community interaction. Recreational amenities cater to diverse interests, from fitness and wellness pursuits to social gatherings and family activities. Landscaped public areas, thoughtfully designed to complement the waterfront setting, provide tranquil spaces for relaxation whilst maintaining privacy within the residential envelope.

Security infrastructure and property management systems reflect best-practice standards for high-value residential developments, with 24-hour surveillance, controlled access points, and dedicated on-site management teams. These operational features prove essential for investor-owned units, where professional management standards directly influence tenant satisfaction, rental retention, and capital appreciation trajectories.

Market Positioning and Investment Considerations

The Berth by the Cove occupies a distinctive market segment within the Singapore residential landscape, positioned at the intersection of premium finishes, waterfront location advantage, and proven rental demand from affluent expatriate and local segments. Properties of this calibre typically demonstrate resilient value retention, supported by constrained supply, strong demographic demand, and the enduring appeal of coastal living in a high-density urban context.

Prospective investors should recognise the development's alignment with sustained demand from private banking clients, wealth management firms, and multinational corporations seeking accommodation solutions for senior executives. The four-bedroom and larger configurations prove particularly attractive to this demographic, commanding rental yields that reflect both premium location positioning and the scarcity of comparable supply across the coastal precinct.

Buyer profiles encompassing owner-occupants upgrading from smaller residences will appreciate the generous internal spaces, contemporary finishes, and integrated amenity offerings. First-time premium buyers seeking to anchor themselves within an established, service-rich neighbourhood will find the development's location and community infrastructure particularly supportive of their transition into significant property ownership. High-net-worth individuals consolidating Singapore residential holdings will recognise the development's aesthetic credentials and investment-grade positioning.

Financial Structuring and Acquisition Considerations

Purchasers acquiring The Berth by the Cove units should factor consideration of transaction costs, financing parameters, and longer-term capital appreciation scenarios into their acquisition framework. The development's price positioning supports structured mortgage solutions through established banking partners, with typical loan-to-value ratios accommodating borrowers across multiple financial profiles.

For Singapore Citizens acquiring a second residential property, Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applies to the purchase price, representing a material cost component requiring careful financial planning. First-time owner-occupant buyers remain outside this ABSD framework, whilst investors and non-citizen purchasers face alternative stamp duty considerations. Professional financial and tax advice remains essential prior to committing capital, ensuring that acquisition structuring aligns with individual circumstances and longer-term wealth objectives.

Future Growth and Capital Appreciation Outlook

The coastal precinct surrounding 216 Ocean Drive demonstrates sustained demand underpinned by limited supply expansion, strategic infrastructure investments, and demographic trends favoring premium waterfront residential positioning. The development's entry into this constrained market environment supports confidence in capital preservation and appreciation potential across medium and longer holding periods.

Comparative analysis of recent transaction evidence across similar developments and floor levels suggests steady price appreciation trajectories, with premium units commanding prices reflecting their specific attributes. The development's positioning within an established, mature neighbourhood supports the view that future supply constraints will continue supporting value retention for well-maintained, appropriately configured residences.

The Berth by the Cove represents a refined choice for discerning buyers seeking the convergence of location advantage, contemporary luxury, and waterfront living within Singapore's residential property market. Whether prioritising owner-occupation, investment returns, or wealth preservation objectives, the development delivers across multiple value dimensions that support sustained demand and long-term portfolio relevance.

Frequently Asked Questions

What rental yield should I anticipate if I purchase a unit at The Berth by the Cove as an investment property?

Properties within The Berth by the Cove targeting the premium residential rental market typically achieve net rental yields in the range of 2.5% to 3.5% annually, depending on unit configuration, floor level, and view orientation. Four-bedroom and larger residences with exceptional waterfront vistas command rental premiums that support yields at the higher end of this spectrum, particularly when marketed to international tenants and corporate relocatees. The development's positioning within a mature, service-rich neighbourhood with established schools and amenities enhances rental demand from family-oriented expatriate households, creating sustained tenant acquisition cycles and favourable lease renewal prospects across economic cycles.

How does the price per square foot at The Berth by the Cove compare to recent comparable transactions in this waterfront precinct?

The Berth by the Cove's per-square-foot pricing reflects the development's premium positioning within Singapore's waterfront residential market, typically ranging from approximately S$1,250 to S$1,500 per square foot depending on unit configuration and internal finishes. Recent comparable transactions across the coastal precinct demonstrate that waterfront properties command 15% to 25% price premiums relative to inland developments of equivalent quality, reflecting the scarcity value of genuine waterfront access and the lifestyle benefits associated with coastal living. Floor level, view orientation, and proximity to lift lobbies materially influence achievable prices within The Berth by the Cove, with the highest-level units and those benefiting from unobstructed water vistas commanding the greatest per-square-foot valuations within the development's pricing hierarchy.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, representing a material cost component that requires precise financial planning prior to commitment. For a unit priced at S$3.88 million, the ABSD liability would equate to approximately S$776,000, a sum that must be factored into total acquisition costs alongside legal fees, survey costs, and other transaction expenses. This ABSD framework applies to both owner-occupant and investment-oriented purchases, making it essential that prospective second-property buyers structure their financing and cash reserve planning to accommodate this significant duty obligation whilst maintaining adequate liquidity for post-completion requirements and contingency purposes.

As The Berth by the Cove appears to be a leasehold property, what is the lease decay risk and how does this affect long-term resale value?

Leasehold tenure at The Berth by the Cove carries inherent lease decay characteristics that require careful consideration within long-term ownership and capital appreciation planning frameworks. Most condominiums in Singapore operate on 99-year lease tenures, and as the lease approaches expiration, the development's resale value and financing accessibility naturally decline unless the state grants a lease extension. Properties with leases falling below 80 years typically experience accelerated value diminution and increased difficulty securing mortgage financing from major banking institutions, materially constraining buyer pools and limiting exit options for owner-occupants and investors. Prospective purchasers should verify the exact lease commencement date, calculate the remaining lease term, and incorporate lease extension risk into their ownership horizon considerations, particularly if planning to hold the property beyond 50 to 60 years.

How does proximity to the nearest MRT station influence demand and capital appreciation at The Berth by the Cove?

The Berth by the Cove's accessibility to public transport infrastructure materially influences residential demand, rental achievability, and capital appreciation trajectories across ownership timeframes. Properties within 400 to 600 metres of functional MRT stations typically demonstrate stronger demand from non-vehicle-owning households, corporate tenants prioritising public transport commuting, and younger demographic cohorts, all of which support sustained rental yield performance and capital value resilience. The development's waterfront positioning may position it at moderate distance from certain MRT stations, a factor that warrants specific verification during the due diligence phase, as proximity advantages support tenant acquisition velocity and rental premium achievement. Conversely, waterfront locations often compensate for modest MRT distance through lifestyle amenity value, view appeal, and the premium positioning that attracts affluent buyer segments less dependent on public transport for daily commuting patterns, creating alternative value drivers that support long-term appreciation alongside the more conventional proximity-based demand mechanisms.

Which buyer profiles represent the most suitable match for properties within The Berth by the Cove?

High-net-worth individuals and owner-occupants upgrading from smaller residences represent the primary target demographic, attracted by the development's premium finishes, waterfront positioning, and sophisticated amenity offerings that align with discerning lifestyle preferences. Professional household heads employed within financial services, multinational corporations, and executive-level roles appreciate the development's convenient accessibility to central business districts combined with the residential sanctuary that waterfront living provides, creating compelling value propositions for work-life balance objectives. Investor-oriented buyers with significant capital reserves recognise the development's alignment with sustained demand from international tenants and corporate relocatees, viewing the property as an income-generating asset with capital preservation characteristics supported by supply scarcity and demographic trends favouring premium residential positioning. First-time premium property buyers establishing themselves within Singapore's property market will find the development's established neighbourhood infrastructure, mature community services, and investment-grade positioning particularly supportive of their transition into significant ownership, whilst downsizers from larger landed estates may appreciate the contemporary finishes, reduced maintenance burden, and integrated amenity access that condominiums provide relative to traditional housing options.

What TDSR and financing headroom considerations apply to typical purchase prices at The Berth by the Cove?

Total Debt Service Ratio (TDSR) limits of 60% restrict the quantum of mortgage financing that borrowers can access relative to their monthly income, creating practical financing constraints for properties at The Berth by the Cove's price points. A unit priced at S$3.88 million with typical 70% loan-to-value mortgage financing would require monthly mortgage payments in the region of S$18,000 to S$20,000, depending on prevailing interest rate environments and loan tenure selections, necessitating gross monthly household income in excess of S$30,000 to S$35,000 to satisfy TDSR requirements. Borrowers should engage early with established banking partners to confirm pre-approved financing limits, understand the specific income documentation required, and incorporate stress-testing parameters that account for potential interest rate escalation across future lending cycles. Conservative borrowers should aim to maintain TDSR utilisation below 55%, preserving headroom for potential income volatility, alternate debt obligations, and future refinancing scenarios that may arise across extended ownership periods, ensuring that property acquisition does not precipitate unsustainable debt service burdens or compromise financial flexibility.

How does The Berth by the Cove compare to nearby competing developments in terms of pricing, amenities, and capital growth potential?

The Berth by the Cove occupies a distinctive positioning within the coastal residential segment, differentiated through genuine waterfront access, contemporary architectural design, and premium finish standards that distinguish it from comparable inland developments within the same price spectrum. Competing developments proximate to the precinct may offer alternative lifestyle propositions, different architectural aesthetics, or amenity emphasis variations, yet few establish credible claims to equivalent waterfront positioning and associated view premiums that drive capital value appreciation. Comparative pricing analysis reveals that The Berth by the Cove's per-square-foot valuations align with market expectations for properties combining waterfront location advantage with high-quality finish standards, positioning it competitively within the prime residential landscape without representing outlier premium positioning. Capital growth trajectories for comparable waterfront developments have historically demonstrated steady appreciation of 2% to 4% annually over medium-term periods, supported by supply scarcity, demographic demand, and macroeconomic factors, with The Berth by the Cove positioned to benefit from equivalent structural tailwinds given its comparable market positioning and prime geographic location within the coastal precinct.

Which unit stacks and floor levels within The Berth by the Cove typically offer the best value propositions relative to premium positioning?

Mid-tier floor levels, typically ranging from the 8th to 15th storeys, frequently deliver optimal value propositions by balancing view advantage, privacy characteristics, and pricing relative to the uppermost penthouses and showcase residences that command significant premiums for panoramic water vistas and prestige positioning. Units situated on these intermediate levels typically achieve superior per-square-foot valuations relative to ground-floor units constrained by security, privacy, and pedestrian impact considerations, whilst remaining significantly more affordable than the rare penthouses that command premium pricing reflecting their singular market positioning. Corner units and those positioned to capture water views from primary living areas command appropriate pricing premiums reflecting their superior vista characteristics and elevated lifestyle appeal, yet offer superior value relative to the most sought-after corner penthouses that attract end-users prioritising prestige above pure investment mathematics. Investors should consider slight distance from primary lift lobbies and non-corner positioning as value enablers, accepting modest convenience disadvantages in exchange for per-square-foot cost reductions that enhance rental yield calculations and create capital gains flexibility if market conditions shift unexpectedly during the holding period.

What is the future supply pipeline outlook for residential developments in this coastal district, and how does this affect capital appreciation prospects for The Berth by the Cove?

Singapore's coastal residential precincts face inherent supply constraints arising from land scarcity, competing urban development priorities, and environmental protection objectives that collectively limit the feasibility of large-scale residential expansion relative to other geographic areas. The Berth by the Cove benefits from the structural undersupply characteristic of established waterfront neighbourhoods, where historic development patterns have largely stabilised and fresh residential supply additions remain sporadic rather than continuous, supporting persistent capital value appreciation for appropriately positioned existing developments. Medium-term planning considerations indicate limited material new supply additions competing directly with The Berth by the Cove's market positioning, suggesting that demand intensity and price appreciation trajectories should remain resilient absent major macroeconomic disruptions or residential market corrections. Long-term demographic trends favouring premium residential positioning, wealth creation within high-income professional segments, and the enduring appeal of waterfront living collectively support confidence in sustained capital appreciation for The Berth by the Cove across multi-decade ownership horizons, positioning the development as a strategically sound choice for purchasers prioritising both lifestyle satisfaction and wealth preservation through real property ownership.

The Berth By The Cove — From S$2.6M