Gardens Residences at Sea Breeze: Three Things the Developer's Own Data Gets Wrong

Most of the problems in this resort's published data are shared across projects. The advertised per-metre rate rarely describes the cheapest apartment. The payment terms and the return figures are templates reproduced on every page.

Gardens Residences has three problems of its own, and all three are in the developer's own numbers.

It is the only project of the forty whose floor count is a date. Its entry price appears on the same website twice, $51,000 apart. And its advertised rate describes an apartment 71% larger than the smallest one it sells.

None of that makes it a bad building. It makes it a project you cannot price from the page.

What the developer publishes

Nine fields, from the project page read 6 November 2026.

Field	Published
Units	528
Areas	57-168 m²
Number of floors	"04.2026"
Completion	December 2027
Status	in construction
Finishing	without fit-out
Price	$215,000 - $655,000
Advertised rate	from $2,200/m²
Project scale	4.5 ha, first coastline

The third row is not a transcription error on our part. The page carries the label "number of floors" and the value next to it reads 04.2026.

One: the only project of forty that does not publish its height

Seven of the forty project pages put something other than a single number in the floors field. Six of the seven are still informative.

Project	Floors field	Readable as
Monaco Residence	17-27	a range across buildings
Park Lane	14-16	a range across buildings
Blue Waters	11 / 12 / 14	three named building heights
Polo Residences	5,6-7	a range across buildings
Marina Village	4-6	a range across buildings
Woodville	2-3	a range across buildings
Gardens Residences	04.2026	nothing about height

Six ranges tell you what kind of building you are buying into. A date does not. And the date itself does not fit the project: April 2026 is five months in the past, on a building the same page says completes in December 2027. We do not know what it was meant to be - a construction stage, a sales launch, a permit - and we are not going to guess, because any guess would put a number in a field the developer left without one.

The practical effect is specific. On a 4.5-hectare site with 528 units you cannot work out whether you are buying on floor 3 of 7 or floor 3 of 20, which decides the view, the lift wait, the service charge and the resale position. Our master list of all forty project pages records this field as published, blank where it is blank and broken where it is broken.

Two: the same website publishes two entry prices, $51,000 apart

The project page charges $215,000. The "other projects" carousel at the foot of the YES project page offers Gardens Residences at $164,000.

We checked all eleven priced entries in those carousels against the project pages they link to. Six disagreed, and Gardens Residences is the largest disagreement of the six in both dollars and percent.

Project	Its own page	The carousel	Difference
Gardens Residences	$215,000	$164,000	-$51,000, 24%
Skyline	$245,000	$197,000	-$48,000, 20%
Paradise	$121,000	$133,000	+$12,000
Lighthouse 2	$86,000	$90,000	+$4,000
Monaco Residence	$139,000	$135,000	-$4,000
Malibu Residence	$97,000	$100,000	+$3,000

Five matched exactly. The four small gaps could be rounding or a price revision; a 24% gap cannot. The project index at /en/real-estate is a separate matter - the four cards we could read there matched their project pages to the dollar - so the drift belongs to the cross-sell module rather than to the site as a whole.

We cannot tell which figure is current, and we have not used the lower one. Every number in this guide is the one Gardens Residences' own page publishes. If a sales office quotes you $164,000, the question to ask is what changed, and when - because the page the developer sends buyers to still says $215,000.

Three: the advertised rate describes a 98 m² apartment, not a 57 m² one

Divide the entry price by the advertised rate and you get the area of the apartment on which the two figures agree.

Figure	Gardens Residences
Entry price ÷ advertised rate	$215,000 ÷ $2,200 = 97.7 m²
Smallest unit published	57 m²
Gap	40.7 m², a ratio of 1.715
In cash	57 m² × $2,200 = $125,400 against a published $215,000 - $89,600 apart

$89,600 is the ninth-largest gap in dollar terms among the thirty-three projects that publish a price range, an area range and an advertised rate. The 1.715 ratio is twenty-sixth of those thirty-three, counting from the tightest.

What this test proves, and what it does not

We have run this calculation across the catalogue and it is worth being exact about its reach, because it is easy to overstate.

It does not show that no apartment here sells at $2,200/m². For a unit to cost exactly that, it would need an area of about 98 m² or more, and the published range runs to 168 m²; a 120 m² apartment at $2,200/m² would come to $264,000, which sits inside the published $215,000-$655,000. The advertised rate is perfectly consistent with a mid-sized apartment in this project.

What it shows is narrower and still worth knowing: the advertised rate is not the rate of the cheapest apartment. The entry unit is 57 m², and 57 m² at $2,200 would be $125,400 - $89,600 less than the published entry price. So a buyer who multiplies 57 by $2,200 to budget for the smallest apartment will be wrong by the better part of $90,000, and the figure they should use is the entry price itself.

On thirty-one of the thirty-three projects with complete data the same thing is true, which is why we treat the advertised rate as a marketing figure throughout and compute from the price range instead. Woodville and YES are the near-exceptions where the arithmetic almost lands.

There is no small apartment here either

57 m² is the tenth-largest entry area of the thirty-nine projects that publish one, and five of the nine above it are villa or townhouse projects. Thirty-six of the thirty-nine start under 65 m²; Gardens is one of them, but only just, and there is no studio in the published range.

Measure	Gardens Residences	Where it sits
Smallest unit	57 m²	10th largest of thirty-nine
Area span	2.95×	against a 4.65× median
Units per hectare	117	22nd of the thirty-six publishing a hectare figure
Finishing	without fit-out	the largest group: 19 of 40 use this exact wording
Coastline	first	one of sixteen

117 units per hectare on the first coastline is unremarkable in both directions, which is worth saying plainly: on density and position this is a middle-of-the-resort project, and the three defects above are what distinguish it.

The month this project belongs to

Gardens Residences hands over in December 2027. So do four others.

Project	Units	Areas	Entry	Rate	Coastline
Lighthouse 2	2,010	41-383 m²	$86,000	$2,100	second
Prime Residence 1	912	42-213 m²	$194,000	$2,000	first
Palm Beach	681	62-486 m²	$185,000	$2,800	first
Gardens Residences	528	57-168 m²	$215,000	$2,200	first
Whitestone Beach	406	41-125 m²	$102,000	$2,500	second

4,537 apartments scheduled in one month - against the 4,896 the resort has delivered in total since 2006. One December is set to add 93% of twenty years of output, a point we develop in the Palm Beach guide.

Within that month Gardens Residences has the highest entry price of the five and the third-cheapest advertised rate. That combination is the whole problem in miniature: the ticket says this is the dearest of the cohort, the rate says it is mid-priced, and the two cannot both be describing the same apartment.

Our guide to delivery-date slippage covers what has happened to dates like this one before.

Six questions to ask before you sign

1. How many floors, and which floor is the unit on? The page does not say, and it is the first thing to establish in writing.
2. Is the entry price $215,000 or $164,000? Both appear on the developer's own site. Ask which is current, from when, and get it in the reservation form.
3. What is the area of the cheapest apartment? If it is 57 m², the $2,200/m² does not describe it. Ask for the price list by unit type.
4. What does "without fit-out" leave you to do, and what will it cost? Nineteen of the forty projects sell on this basis and none of the project pages we have read publishes the cost of closing the gap.
5. What is the service charge per square metre per month? Not published, on a 4.5-hectare site with shared grounds.
6. What is the parking provision? No count and no ratio are published.

Sources

• Sea Breeze official project page, gardens-residences-2, read 6 November 2026 - 528 apartments; 57-168 m²; the field labelled "number of floors" showing 04.2026; completion December 2027; in construction; finishing "without fit-out"; from $215,000 to $655,000; from $2,200/m²; 4.5 ha; first coastline; the resort-wide payment terms and the 15-35% growth and from-8% yield block. Its own related-projects carousel shows Park Lane at $75,000, Skyline at $197,000, Paradise at $133,000 and White Villas as sold. The nine catalogue fields match the row collected on 25 October 2026.
• Sea Breeze official project page, yes-2, read 6 November 2026 - its related-projects carousel shows Gardens Residences at $164,000, alongside Woodville at $270,000, Prime Residence 1 at $194,000 and Lighthouse at $275,000.
• Sea Breeze official project page, paradise-2, read 6 November 2026 - from $121,000, from $2,450/m², to $425,000, 1,004 units, 40-171 m², February 2029, 3.2 ha, read to check the price its sibling's carousel shows for it.
• Sea Breeze official project index, /en/real-estate, read 6 November 2026 - the four readable cards (Brabus Island Baku $187,000, Caspian Dream Liner $608,000, Blue Waters $136,000, Sky Park $116,000) each match their project pages. The index is paginated behind a "show more" control, so this is four of four read, not four of four that exist.
• The forty-project catalogue collected from the developer's own project pages on 25 October 2026, held as .claude/seo/data/seabreeze-official-2026-10-25.csv. Every count, rank and ratio here was computed from that file in code rather than typed: the seven projects whose floors field is not a single number and the one that is a date; the 97.7 m² implied entry area, the 1.715 ratio and its twenty-sixth rank of thirty-three, and the $89,600 cash gap and its ninth rank; the 57 m² entry area and its tenth rank of thirty-nine; the 2.95× span against a 4.65× median; the 117 per hectare and its twenty-second rank of thirty-six; the nineteen projects whose finishing reads exactly "without fit-out"; the sixteen first-coastline projects; and the five December 2027 projects totalling 4,537 apartments against 4,896 delivered.

Every per-square-metre figure here is our own division of the developer's published prices by the developer's published areas, and is labelled as such. No broker listing, partner page or tour-operator listing is used as the source of any figure.

Not verified: the number of floors, and what 04.2026 was meant to be; which of the two published entry prices is current; the area of the cheapest apartment, which is what would settle whether $2,200/m² describes it; the number of buildings; the unit mix; what "without fit-out" leaves to be done and what it costs; the service charge; the parking count or ratio; and whether the December 2027 date still holds. We have not seen a floor plan, a unit mix or a price list for this project, and we found no source independent of the developer that reports on it.