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Seized Sentosa Cove Waterfront Bungalows Head to Auction Below S$2,100 PSF

5 October 2026 · PropertySpy Research

Multiple waterfront bungalows in Sentosa Cove have been placed on the mortgagee auction block, offering rare entry pricing below S$2,100 psf on land for ultra-high-net-worth buyers.

Key Takeaways

•Distressed Landed Pricing: Guide prices below S$2,100 psf on land sit at a steep discount to mainland Good Class Bungalow (GCB) benchmarks exceeding S$3,500 psf.

•Unique Foreign Approval: Sentosa Cove remains the only landed enclave in Singapore where foreign buyers and PRs can apply for Land Dealings Approval Unit (LDAU) consent.

•Refurbishment & Lease Math: Buyers must factor in S$3 million to S$6 million in marine-grade A&A works alongside remaining 99-year leasehold tenure.

Several waterfront bungalows in Sentosa Cove have been put up for mortgagee auction as banks move to recover loans on seized luxury properties. With indicative guide prices dipping below S$2,100 psf on land area, the listings have drawn fresh inquiries from Singaporean and Permanent Resident ultra-high-net-worth families.

Compared with mainland Good Class Bungalows in Tanglin or Bukit Timah—where freehold land routinely trades between S$3,500 and S$4,500 psf—Sentosa Cove's 99-year leasehold waterway plots trade at nearly half the per-square-foot land cost, while offering private yacht berths and gated island security.

"Mortgagee auctions in Sentosa Cove have compressed landed entry prices to levels where local families are buying waterfront bungalows purely for lifestyle value." — PropertySpy Market Note

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However, buying a mortgagee-sale bungalow requires thorough technical due diligence. Properties that have sat vacant during legal proceedings often require comprehensive mechanical, waterproofing, and interior refurbishment, which buyers should budget at S$400 to S$650 psf of built-up area.

Key Due Diligence Steps Before Bidding at a Landed Auction

If you are considering a Sentosa Cove bungalow or mainland landed home via auction, verify the remaining lease life, seawall maintenance obligations, and bank valuation support before auction day. Contact PropertySpy for a private comparison of off-market and auction landed opportunities across Singapore.

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