Berlayar Drive
GLS Site
Pricing TBC
0% sold
Sales at a glance
This site has not launched — the figures below are the pipeline facts that will shape its eventual pricing.
Preview pending
Tender not yet awarded — no land cost on record · ~84 units planned
Project typeCondo
Bedroom mix—
Size range—
Plot ratio1.4
Land cost—
HDB upgraders—
Units available84
Avg psf (sold)—
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold |
|---|
Estimated launch pricing
PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.
Estimated launch psf
$2,800–$3,300
PropertyInsider estimate
2BR indicative quantum
$1.96M–$2.31M
at a typical 700 sqft
3BR indicative quantum
$2.66M–$3.13M
at a typical 950 sqft
4BR indicative quantum
$3.5M–$4.13M
at a typical 1250 sqft
Estimates are anchored on awarded land cost, construction cost and comparable launches; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
How D04 resales have performed
Capital appreciation context for The Island Residence: what profitable sellers of completed condos in the same district realised between Jan 2018 and Apr 2026, and where resale psf has trended.
Read this first: the resale dataset below records profitable matched exits only (Jan 2018 – Apr 2026). Medians describe what profitable sellers made — never the probability of making a gain. Unprofitable exits are not included.
Median annualised return
2.5% p.a.
profitable exits in district D04
Profitable exits
597
3 projects in D04
Median holding period
10.6y
buy to profitable sell
Median realised gain
$370k
gross, before transaction costs
CCR segment median
2.3% p.a.
3,041 exits island-wide
Quarterly median exit psf of profitable resales, Jan 2018 – Apr 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D04 with a meaningful base of profitable exits — the closest historical read on what this location has delivered.
| Project | TOP | Exits | Median ann. return | Median hold | Median gain | 2026 psf |
|---|---|---|---|---|---|---|
| The Interlace | 2013 | 241 | 3.0% p.a. | 9.5y | $457k | $1,666 |
| Caribbean at Keppel Bay | 2004 | 213 | 2.8% p.a. | 12.4y | $512k | $1,941 |
| Reflections at Keppel Bay | 2011 | 143 | 0.7% p.a. | 10.2y | $120k | $1,626 |
Projects in the same district with at least 20 profitable exits, ranked by median annualised return. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Compare with nearby launches
Other tracked launches and GLS sites in D04 or the same segment and region.
Cape Royale
Selling
$2,182–$2,238 psf
39% sold
Telok Blangah Residences
Upcoming
Est. launch price$2,450–$3,100 psf
0% sold
$1,795–$1,813 psf
52% sold
10 Evelyn
Fully Sold
$2,281–$2,697 psf
100% sold
19 Nassim
Selling
$3,308–$3,565 psf
96% sold
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2025 P1 exercise and can change year to year. Full map and methodology: primary schools near new launches.
