Harbour Residence at Sea Breeze: the One Brochure Rate That Survives Its Own Arithmetic

We have spent several of these guides showing that the per-square-metre rate on a Sea Breeze project page is not a floor. In 31 of the 33 projects that publish enough numbers to test, the advertised rate is below what the project's own cheapest apartment works out to — sometimes by 60%.

Harbour Residence is the project where that test very nearly passes. The page advertises from $2,700 per square metre and from $133,100, against a smallest apartment of 48 m². Divide: $2,773 per square metre. The gap is 2.6%, against a catalogue median of 26.5%, and it is the third-narrowest of the thirty-three.

What the developer publishes

Field	Published figure
Apartments	624
Area range	48–215 m²
Floors	9
Completion	March 2028
Status	in construction
Finishing	without fit-out
Price	$133,100 – $753,550
Advertised rate	from $2,700/m²
Site area	2.7 ha
Location	first coastline

Every figure above was read from the developer's own project page, collected on 25 October 2026 and held in .claude/seo/data/seabreeze-official-2026-10-25.csv alongside the other 39 projects.

The advertised rate survives its own arithmetic

The test is two divisions on the developer's own published fields, and it does not require knowing which apartment is which. The smallest apartment is 48 m² and nothing is offered below $133,100, so the smallest apartment costs at least $2,773/m². The largest is 215 m² and nothing is offered above $753,550, so the largest costs at most $3,505/m².

Both bounds sit where a "from $2,700" claim ought to put them: the advertised rate is just under the cheapest metre in the building, and the metre rises as the apartment gets larger. That is what the field is supposed to mean, and in most of this catalogue it does not.

	Advertised rate	Entry apartment works out at	Gap
Lighthouse 2	$2,100/m²	$2,098/m²	0.1%
Whitestone Beach	$2,500/m²	$2,488/m²	0.5%
Harbour Residence	$2,700/m²	$2,773/m²	2.6%
Woodville	$2,720/m²	$2,842/m²	4.3%
Premium Residence	$1,800/m²	$1,907/m²	5.6%
catalogue median			26.5%
Raffles & Swissôtel	$3,200/m²	$4,771/m²	49%
Marina Village	$2,150/m²	$5,368/m²	60%

Thirty-three of the forty projects publish an area range, a price range and an advertised rate. Harbour Residence is third of those thirty-three. Our guide to Raffles and Swissôtel walks the same test through a project at the other end of the table, where no rounding can account for the gap.

Where the remaining 2.6% most likely goes

Divide the entry price by the advertised rate instead: $133,100 ÷ $2,700 = 49.30 m².

The catalogue publishes the area minimum as 48. If the actual smallest apartment is 49.3 m² and the page rounds it down to a whole number, the advertised rate is not approximately right — it is exactly right, and the entire 2.6% discrepancy is an artefact of the area field being rounded.

We cannot confirm that, and we are not going to assert it. The developer publishes "48", not "49.3", and a rounded area is a hypothesis that fits rather than a fact that is stated. But it is worth naming, because it changes what the gap means. A 2.6% discrepancy that rounding can fully explain is a different object from a 49% discrepancy that it cannot, and a buyer comparing project pages should treat the two differently. Ask for the exact area of the cheapest unit; that single number settles it.

An unrounded entry price is unusual here

Most of this catalogue prices in round thousands. Harbour Residence does not: $133,100 at the bottom and $753,550 at the top. Only three other projects of the forty publish an entry price that is not a multiple of a thousand — Panorama by Elie Saab, Park Residences 5 and Reportage Heights.

An unrounded figure usually means a number carried over from somewhere — a unit price list, a currency conversion, a schedule of areas multiplied by a rate — rather than a number chosen for a brochure. That is consistent with what the arithmetic above shows, but it does not prove it, and the other three unrounded projects do not share Harbour's narrow gap. Two separate observations about the same page, not one explaining the other. We note both and claim neither as the cause of the other.

March 2028, and where that sits in the first-coastline queue

Sixteen projects sit on the first coastline. Five are delivered. Harbour Residence is the sixth handover still to come, after Palazzo del Mare in January 2027, Skyline in May 2027, and the three projects due in December 2027.

First-coastline handover	Completion	Finishing
Palazzo del Mare	January 2027	without fit-out
Skyline	May 2027	fit-out
Gardens Residences	December 2027	without fit-out
Palm Beach	December 2027	fit-out
Prime Residence 3	December 2027	without fit-out
Harbour Residence	March 2028	without fit-out
Arabian Ranches	December 2028	fit-out

That position matters more than a date usually would on this resort. Emin Agalarov's own September 2026 estimate puts the whole masterplan seven to eight years from completion, and the masterplan architect's directory entry gives 2035. A March 2028 handover places a buyer inside roughly seven more years of construction, with the December 2028, December 2029 and May 2030 first-coastline projects still going up around them. That is not hidden, but it is rarely the number on the brochure, and it belongs in any calculation about rental yield or a resale in the early 2030s. Our master list of all forty projects carries every published completion date.

"Without fit-out" is a cost the price does not include

Harbour Residence is sold without fit-out. On the first coastline that puts it with five of the sixteen: Palazzo del Mare, Gardens Residences, Prime Residence 3, Monaco Residence and this one. Five others are sold with fit-out, three turnkey with furniture and appliances, and the remaining three use their own mixed wording.

The practical consequence is that the $133,100 entry price and the $2,773/m² it implies are not comparable to a fit-out or turnkey project's figures without adding the fit-out cost. None of the project pages we have read publishes a figure for that cost, and neither will we — a fit-out number invented for an article is worse than no number, because it looks like a fact.

What a buyer can do instead is make it a contract question. Ask for a written fit-out specification and a quote, and ask whether the developer's own contractor is the only option. The gap between a bare shell and a finished apartment is the single largest uncosted item in the entry price of every "without fit-out" project on this resort, and it is the one number none of the project pages we have read publishes. Our Palazzo del Mare guide covers the nearest such handover.

624 apartments on 2.7 hectares

The density is high even by this resort's standards: 231 apartments per hectare, rank 6 of the 36 projects where both the apartment count and the site area are published.

Spread over 9 floors, 624 apartments is about 69 per floor — but that figure assumes one building, and the catalogue never says how many a project has. On Lighthouse the project's own site publishes 16 buildings where the catalogue publishes one project, so treat any per-floor figure here as a project average and not a floor plate. The density comes from the site, not the building height. Nine floors is low for this catalogue; 2.7 hectares for 624 apartments is not generous.

The 48–215 m² range is a 167 m² span, which is wide: the largest apartment is four and a half times the smallest. A building that holds both a 48 m² unit and a 215 m² unit is mixing buyer types on the same floors, and the common charges, the lift provision and the parking ratio are all set by that mix. None of those three are published. For a project where the arithmetic also resolves cleanly but the price range runs far wider, see our Skyline guide.

What is not published, and what to ask

1. What is the exact area of the cheapest apartment? If it is 49.3 m², the advertised $2,700/m² is exact. The page says 48.
2. What does fit-out cost, and who may do it? None of the project pages we have read publishes one.
3. What are the common charges per square metre? Not published for this project.
4. What is the parking ratio? 624 apartments on 2.7 hectares makes this a real question.
5. Is the March 2028 date contractual, with a penalty? A catalogue date is not a contractual one.
6. How many of the 624 are already sold, and at what prices? The published range is an asking range.

Sources

• Sea Breeze official project page, harbour-residence-2, read 25 October 2026 — 624 apartments; 48–215 m²; 9 floors; completion March 2028; status in construction; finishing "without fit-out"; $133,100–$753,550; from $2,700/m²; 2.7 ha; first coastline. Collected in .claude/seo/data/seabreeze-official-2026-10-25.csv with the other 39 projects.
• The per-metre test was run in code over all 33 catalogued projects that publish an area range, a price range and an advertised rate, using only those published fields. The two divisions are price_from ÷ area_min and price_to ÷ area_max. The 26.5% figure is the median gap across those 33.
• Density and per-floor ranks were computed over the 36 and 38 projects respectively where both required fields parse from the same collection.
• The 2035 completion year is from the New London Architecture entry submitted by Scott Brownrigg, the masterplan architect, updated 24 November 2025 and read 28 October 2026. The seven-to-eight-year estimate is Emin Agalarov's, quoted by Report.az on 26 September 2026.

Not verified: the exact area of the cheapest apartment, which is what would settle whether $2,700/m² is exact or approximate; the cost of fit-out, which none of the project pages we have read publishes; common charges; the parking ratio; how many apartments are sold; and whether the March 2028 completion date has moved since 25 October 2026. The resort's website returns 403 to our tools, so nothing here comes from it beyond the project pages already collected on that date. We have not seen a floor plan, a unit mix or a price list for this project, and no broker listing is used as a source anywhere above.