Last month, a three-bedroom unit in Marina Collection was sold for $3 million ($1,602 psf), resulting in a loss of $2.099 million. The seller had purchased the 1,873-sq ft unit from the developer in December 2007 for $5.099 million ($2,722 psf). Despite the eye-watering loss, it is still significantly lower than the condo’s record-high loss of $4.645 million.

We used our analytics tool, Is it a Good Deal?, to assess whether the buyer of the third-storey unit in Sentosa secured a good deal.

Located in an exclusive enclave

Marina Collection is located along Cove Drive in Sentosa in District 4. The land lease of the 99-year leasehold condo commenced in 2007, leaving it with a remaining lease of approximately 81 years (see Screenshot 1). However, the 124-unit condo obtained its temporary occupation permit (TOP) in 2011, making it 14 years old.

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Marina Collection’s location outside the main island means there are no MRT stations within walking distance. HarbourFront MRT Station is the nearest, but it is more than 2 km away. There are also limited nearby amenities. Quayside Isle, Sentosa Cove Village, ONE°15 Marina Club and Sentosa Golf Club are the only amenities within a 500 m radius (see Map 1).

Source: EdgeProp LandLens (as at 4 November 2025)

Marina Collection features only 124 homes, comprising three-bedroom to five-bedroom units. The majority of the units measure 1,873 sq ft to 3,789 sq ft, indicating that the subject unit is one of the smallest in the development.

According to our tool, the transacted price of $1,602 psf is below the average prices for the district and several neighbouring condos (see Screenshot 2).

Record-high loss of $4.645 million

When Marina Collection was launched in 2007, its average price was $2,779 psf, but it has since declined by 43.9% to a record-low of $1,558 psf (see Chart 1).

The price decline could have contributed to the condo’s 22 unprofitable transactions since its launch. Losses range from approximately $32,000 to $4.645 million, with 17 exceeding $1 million. Hence, the loss of $2.099 million is not at the upper end of the loss spectrum.

The record-high loss of $4.645 million represents the only transaction that resulted in a loss above $4 million. The seller bought a four-bedroom-plus-studio unit from the developer in March 2008 for $9.295 million ($2,841 psf) and sold it in April 2023 for $4.65 million ($1,421 psf). The 3,272-sq ft unit is on the first storey.

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The eye-watering loss could be attributed to the seller purchasing the unit at a higher-than-average price and selling it at a lower-than-average price. In 2008, the seller paid $2,841 psf for the unit, when the average price for Marina Collection was $2,745 psf. In 2023, the unit was sold for $1,421 psf when the condo’s average price was $1,711 psf.

In contrast, the seller of the subject unit bought it at a lower-than-average price of $2,722 psf in 2007 and sold it at a higher-than-average price of $1,602 psf last month. The loss experienced could thus be attributed to the overall decline in Marina Collection’s average price from $2,779 psf in 2007 to $1,558 psf this year.

Five condos within a 500 m radius

There are five condos within a 500 m radius of Marina Collection, namely Cape Royale, The Coast at Sentosa Cove, The Oceanfront @ Sentosa Cove, The Residences at W Singapore Sentosa Cove and Turquoise. All five are 99-year leasehold condos, representing a combined total of approximately 1,100 units.

Among them, Cape Royale and Turquoise are the nearest to Marina Collection (see Map 2). Both Marina Collection and Turquoise have land leases that started in 2007, leaving them with a remaining lease of approximately 81 years. However, Turquoise obtained its TOP in 2010, a year before Marina Collection.

Cape Royale has a slightly longer remaining lease of approximately 82 years, as its land lease commenced in 2008. The condo is also newer, having obtained its TOP in 2013. Additionally, Cape Royale (302 units) is larger than Marina Collection (124 units) and Turquoise (91 units).

The average resale price of Cape Royale ($2,259 psf) has consistently trended above that of Marina Collection ($1,558 psf) and Turquoise ($1,393 psf), likely because it is a newer development (see Chart 2).

Read also: Is it a Good Deal?: A condo along River Valley Road fetched a profit of $6.55 million

So far this year, Marina Collection and Turquoise have reported price declines of 11.9% y-o-y and 5.9% y-o-y, respectively. In contrast, the average resale price of Cape Royale remained largely unchanged, inching up from $2,258 psf last year to $2,259 psf this year.

Trending below District 4 and Central Region

Since 2022, the average resale price of Marina Collection ($1,558 psf) has trended below that of 99-year leasehold condos, aged 11 to 20 years, in District 4 ($1,753 psf) and the Central Region ($2,020 psf) (see Chart 3).

Notably, the average resale price for Marina Collection has fallen by 11% since 2022, while similar condos in District 4 have recorded a smaller decline of 2.6%. In contrast, the average resale price for similar condos in the Central Region has increased by 5.9%.

Conclusion

The $2.099 million loss experienced by the seller of the subject unit in Marina Collection is significantly lower than the condo’s record-high loss of $4.645 million. Notably, Marina Collection has recorded 17 million-dollar losses since its launch in 2007.

The eye-watering losses could be due to its average price declining by 43.9% since 2007 to the current average price of $1,558 psf. Unsurprisingly, the condo’s average resale price has trended below that of similar condos in District 4 and the Central Region since 2022.

The overall price decline for Marina Collection could explain the loss experienced by the seller of the subject unit despite holding the unit for approximately 18 years.

To learn more about this transaction, and whether it is a good deal, click here.

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