District 4 (Telok Blangah, HarbourFront) delivers gross rental yields of 2.8–4.0% — outperforming CCR averages while sitting in RCR. Waterfront flagship Reflections at Keppel Bay leads at ~4%, with Caribbean at Keppel Bay, Corals at Keppel Bay, Harbour Suites, and Skyline Residences rounding out a compact but high-demand market driven by maritime professionals, regional expats, and VivoCity corridor tenants.
District 4 occupies a rare seam between Singapore's CCR and southern waterfront ambitions. Telok Blangah and HarbourFront draw a tenant base that is remarkably stable: maritime and port-sector professionals employed by Keppel, Sembcorp Marine, and the cluster of shipping/logistics/offshore energy firms anchored at Keppel Bay Tower, PSA Building, HarbourFront Centre. For tenants on 2–3 year overseas postings, proximity to the working waterfront and fast MRT access to CBD (HarbourFront MRT on NEL+CCL) outweighs prestige-address premiums.
Second tenant stream from VivoCity and Sentosa Gateway corridor. Rental PSF held in S$4.96–$5.70/month band. Yields above pure-CCR districts.
D4 straddles RCR/CCR URA boundary; relevant stock (Telok Blangah Rd, Keppel Bay Drive, Mount Faber) is firmly RCR.
Supply signal Nov 2025: Kingsford Group topped URA tender for Telok Blangah Road GLS at S$918.3M (S$1,326 psf ppr) — first private residential plot on former Keppel Club / GSW land. 1.36-hectare 99-yr site yields ~745 homes. Future launches above $2,400–2,600 psf, which raises rental ceiling for existing landlords.
Singapore national average gross yield 2025 ~3.29–3.36%; D4's best performers at 3.8–4.0% offer 50–70bp premium.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 4 (Telok Blangah, Harbourfront) is in Singapore's Rest of Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 4
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,820 psf | $3,406,486 | $13,076/mo | 4.6% | 99 yrs lease commencing from 2006 |
| THE OCEANFRONT @ SENTOSA COVE | $1,658 psf | $2,888,816 | $10,886/mo | 4.5% | 99 yrs lease commencing from 2005 |
| THE FORESTA @ MOUNT FABER | $1,969 psf | $1,055,250 | $3,825/mo | 4.3% | Freehold |
| THE COAST AT SENTOSA COVE | $1,555 psf | $3,295,523 | $11,549/mo | 4.2% | 99 yrs lease commencing from 2006 |
| REFLECTIONS AT KEPPEL BAY | $1,750 psf | $2,549,882 | $8,568/mo | 4.0% | 99 yrs lease commencing from 2006 |
| HARBOUR SUITES | $1,620 psf | $942,500 | $3,069/mo | 3.9% | Freehold |
| THE AZURE | $1,608 psf | $2,894,000 | $9,197/mo | 3.8% | 99 yrs lease commencing from 2005 |
| THE BERTH BY THE COVE | $1,389 psf | $2,584,200 | $7,991/mo | 3.7% | 99 yrs lease commencing from 2004 |
| SEASCAPE | $1,933 psf | $4,855,385 | $14,891/mo | 3.7% | 99 yrs lease commencing from 2007 |
| THE PEARL @ MOUNT FABER | $1,557 psf | $2,014,133 | $5,768/mo | 3.4% | 99 yrs lease commencing from 2002 |
| CARIBBEAN AT KEPPEL BAY | $1,870 psf | $2,586,080 | $7,326/mo | 3.4% | 99 yrs lease commencing from 1999 |
| THE INTERLACE | $1,605 psf | $2,784,637 | $7,761/mo | 3.3% | 99 yrs lease commencing from 2009 |
| TURQUOISE | $1,445 psf | $5,071,778 | $12,950/mo | 3.1% | 99 yrs lease commencing from 2007 |
| MARINA COLLECTION | $1,545 psf | $4,572,571 | $11,421/mo | 3.0% | 99 yrs lease commencing from 2007 |
| CORALS AT KEPPEL BAY | $2,094 psf | $2,989,527 | $7,455/mo | 3.0% | 99 yrs lease commencing from 2007 |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
Top yielding D4 projects (12 months to Q1 2026):
| Project | Tenure | TOP | Avg PSF | Median 2BR Rent | Gross Yield |
|---|---|---|---|---|---|
| Reflections at Keppel Bay | 99-yr | 2011 | ~$1,720 | ~$5,500 | ~4.0% |
| Harbour Suites | Freehold | 2007 | ~$1,700 | ~$4,800 | ~3.8% |
| Corals at Keppel Bay | 99-yr | 2016 | ~$2,055 | ~$5,800 | ~3.8% |
| Caribbean at Keppel Bay | 99-yr | 2004 | ~$1,891 | ~$5,200 | ~3.5% |
| Skyline Residences | 99-yr | 2014 | ~$2,233 | ~$5,400 | ~3.2% |
Reflections at Keppel Bay (1,129-unit Daniel Libeskind-designed) leads with ~4% gross yield from large inventory and waterfront premium. Smaller 1-2BR units (<800 sqft) achieve PSF rents closer to $6.00. Harbour Suites freehold (rare in D4) at ~3.8%. Corals at Keppel Bay newer (TOP 2016) ~3.8%. Caribbean at Keppel Bay original Keppel Bay condo ~3.5%. Skyline Residences (TOP 2014, Telok Blangah Rd) ~3.2% — VivoCity proximity offsets higher PSF.
- Shortlist sub-800 sqft 1BR/2BR at Reflections at Keppel Bay.
- Verify lease remaining on 99-yr projects. Caribbean ~77 years remaining 2026.
- Factor ABSD into net yield. SC 2nd 20%, PR 2nd 30%, Foreigner 60%.
- Monitor Kingsford Telok Blangah Road launch (2026–2027).
- Engage maritime-sector corporate lease specialist.
- Run sensitivity on rising maintenance fees.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
Is District 4 CCR or RCR?
Telok Blangah and HarbourFront subzones are RCR. Sentosa Cove (also D4) is CCR.
Who are typical tenants?
Maritime/port-sector professionals (Keppel, PSA, Sembcorp), regional expats in HarbourFront commercial cluster, lifestyle tenants drawn to VivoCity, Sentosa, Keppel Bay Marina.
How does Kingsford GLS affect existing yields?
$918.3M land bid signals future launches above $2,400 psf. Sets higher comparable base, benefits existing landlords with lower purchase PSF.
What ABSD do foreigners pay in D4?
60% ABSD as of April 2023 — dramatically reduces net yield for non-resident investors.
How do D4 yields compare with D9 (Orchard)?
D4's RCR waterfront stock (3.2–4.0%) generally outperforms pure CCR. D9/D10/D11 typically 2.5–3.0%.
What 2BR rent at Reflections at Keppel Bay?
S$4,800–$6,500/month depending on floor, sea facing vs garden view, renovation. Low-floor partial-view ~lower; high-floor sea-facing renovated ~upper.