Swissôtel and Raffles Residences at Sea Breeze: 458 Homes Above a Hotel, and a Per-Metre Rate the Entry Apartment Cannot Reach

This is the only hotel brand at Sea Breeze you can currently buy into. Cipriani and Nobu have signatures and press releases; Raffles and Swissôtel have a page in the sales catalogue with a price, an area range and a delivery date, which is a different kind of object entirely.

It is also the project where the catalogue's pricing convention is easiest to catch in the act. The page advertises from $3,200 per square metre and from $229,000. The smallest apartment it offers is 48 m². Those three numbers do not describe the same apartment, and the gap between them is 49%.

What the developer publishes

Field	Published figure
Residences	458
Area range (project page)	48–277 m²
Area range (news release, 1 April 2026)	45–309 m²
Floors	13
Completion	December 2028
Status	in construction
Finishing	turnkey (with kitchen furniture)
Price	$229,000 – $1,638,000
Advertised rate	from $3,200/m²
Site area	2.6 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. The second area range is from the developer's news release of 1 April 2026.

The $3,200 rate and the $229,000 apartment are not the same apartment

Two divisions settle this, and neither requires any information the developer does not publish.

The smallest apartment is 48 m², and no apartment in the project is offered below $229,000. So the smallest apartment costs at least $229,000 ÷ 48 = $4,771 per square metre. That is 49% above the advertised $3,200.

Run it again on the other published area range, the one in the news release. The smallest apartment is then 45 m², and the floor becomes $5,089 per square metre — 59% above the advertised rate. The two ranges disagree with each other, and the conclusion holds under both.

The upper end gives the matching bound. The largest apartment is 277 m² and nothing is offered above $1,638,000, so the largest apartment costs at most $5,913 per square metre (or $5,301 under the news-release range).

What this does not establish is that $3,200/m² is unavailable anywhere in the building. A 200 m² apartment at $640,000 would hit it exactly, and $640,000 sits inside the published price range. The honest statement is narrower and more useful: $3,200/m² is not the rate of the entry apartment, and the catalogue does not identify any apartment where it applies. If a broker quotes you $3,200/m², ask which unit, at what area, at what total price.

Thirty-one of thirty-three projects do the same thing

This is the part that stops it being a complaint about one project. Thirty-three of the forty catalogued projects publish all four fields needed for the test — an area range, a price range, and an advertised per-metre rate. We ran the division on every one.

	Advertised rate	Entry apartment works out at	Reachable on the entry unit?
Raffles & Swissôtel	$3,200/m²	$4,771/m²	No
Lighthouse 2	$2,100/m²	$2,098/m²	Yes
Whitestone Beach	$2,500/m²	$2,488/m²	Yes
Skyline	$4,000/m²	$5,444/m²	No
Park Lane	$1,700/m²	$2,500/m²	No
Marina Village	$2,150/m²	$5,368/m²	No

In 31 of the 33 projects, the advertised per-metre rate is below what the project's own cheapest apartment works out to. The two exceptions, Lighthouse 2 and Whitestone Beach, match their entry unit almost exactly — within $12 and $2 per square metre respectively, which looks like the rate having been calculated from the entry unit rather than chosen for a brochure.

There is a second pattern worth knowing. In eight of the 33 — Caspian Dream Liner, Lighthouse 3, Palm Beach, Park Residences 5, Private Villas, Skyline, The Grand and White Residences — the advertised rate is above what the largest apartment can cost per square metre at its maximum published price. In those eight, the biggest unit in the building is cheaper per metre than the rate on the brochure.

The practical conclusion for anyone comparing projects: the "from $X/m²" field cannot be used to rank projects by price, and cannot be multiplied by an area to estimate a unit. Use the price range and the area range, which are the fields that describe apartments that exist. Our master list of all forty projects carries those fields for every one.

The developer publishes two area ranges for this building

The project page says 48–277 m². The news release of 1 April 2026 says 45–309 m². The residence count — 458 — matches exactly in both.

The disagreement is at both ends: 45 against 48 at the bottom, and 309 against 277 at the top. A 32 m² difference at the top is a materially different largest apartment. Divided into the same $1,638,000 ceiling, the two top areas give $5,913/m² and $5,301/m² — a $612 per-square-metre swing that depends entirely on which of the developer's own pages you read.

We cannot resolve which is current, and we will not guess. A press release written at a signing ceremony can precede a finalised unit mix, which would make the project page the later and therefore better figure — but that is an inference about the order of events, not something either page states. Our audit of the resort's hotel brands sets out the full documentary trail for this signing. Ask which range is in the contract, and treat a quote of 309 m² as a quote from the press release rather than the specification.

"Turnkey with kitchen furniture" appears once in forty projects

The finishing field is where this project separates from the catalogue most cleanly. Across the forty projects the developer publishes, nineteen are sold without fit-out, eight with fit-out, five as turnkey (with furniture and appliances), and two as turnkey (fully furnished and equipped).

"Turnkey (with kitchen furniture)" is used exactly once, and this is the project. It sits between the fit-out tier and the fully-furnished tier, and the phrase itself tells you where: a finished apartment with the kitchen installed, and nothing said about the rest of the furniture.

That matters more here than it would on a cheaper project, because the comparison a buyer makes is against the eight projects that do include furniture and appliances - five that offer nothing else and three that list it as one option among several. The developer does not publish what the difference costs. Nobody should assume a branded residence arrives furnished because the word "turnkey" is on the page — ask for the fit-out schedule as an annexe, item by item.

Where it sits among what you can actually buy

First-coastline project	Entry price	Completion
Reportage Heights	$90,300	May 2030
Harbour Residence	$133,100	March 2028
Palazzo del Mare	$139,000	January 2027
Panorama by Elie Saab	$156,734	May 2030
Gardens Residences	$215,000	December 2027
Raffles & Swissôtel	$229,000	December 2028
Skyline	$245,000	May 2027

Fourteen first-coastline projects publish an entry price. Raffles and Swissôtel is the third-highest of them, behind Skyline at $245,000 and Private Villas at $3,300,000. At the other end of its own range, $1,638,000 is the third-highest ceiling in the whole catalogue, behind Private Villas and Caspian Dream Liner — and the highest of any apartment project still under construction except Caspian Dream Liner.

The density is unremarkable by the standards of this resort: 458 residences on 2.6 ha is 176 per hectare, rank 14 of the 36 projects where both figures are published. For scale, Park Lane sits at 488 per hectare. Branded residences at the top of the price range are not, here, buying you unusual space between buildings.

A hotel and 458 homes in one 13-storey building

The scheme is a hotel and a residential project in the same envelope. The developer's announcement of 1 April 2026 gives 150 hotel keys alongside the 458 residences, with Melike Altınışık Architects named as architect — a credit with a date attached, which is rarer at this resort than it should be.

Across 13 floors, 458 residences is about 35 apartments per floor, before any allowance for the floors the hotel occupies. If the hotel keys sit in the lower floors, the residential floors are denser than that average implies. The developer does not publish the vertical split, and it is the single most useful thing a buyer on this project could ask for: which floors are hotel, which are residential, and what separates the circulation between them.

Two Accor brands in one name is also worth reading precisely. Raffles is Accor's top luxury tier; Swissôtel is its upper-upscale tier. A building carrying both is being positioned across two price points, and a buyer should establish which brand their floor belongs to, because that is what governs the service standard, the branding on the door and, in most branded-residence structures, the fee.

What is not published, and what to ask

1. Which area range is in the contract, 48–277 m² or 45–309 m²? Both are the developer's own.
2. Which unit is sold at $3,200/m²? Ask for its area and total price. On the entry unit the rate is at least $4,771/m².
3. Which floors are hotel and which are residential? 150 keys and 458 homes share 13 floors.
4. Raffles or Swissôtel — which brand attaches to the unit? Two tiers, one building.
5. What exactly does "with kitchen furniture" include? Ask for the schedule as a contract annexe.
6. What are the branded-residence service charges? No figure is published anywhere for this project.

For a project where the arithmetic in the brochure resolves more cleanly, our Skyline guide walks through the same test on a building that also fails it, and our Palazzo del Mare guide covers the one first-coastline project that publishes no per-metre rate at all.

Sources

• Sea Breeze official project page, raffle-residences-hotel-swissotel-2, read 25 October 2026 — 458 residences; 48–277 m²; 13 floors; completion December 2028; status in construction; finishing "turnkey (with kitchen furniture)"; $229,000–$1,638,000; from $3,200/m²; 2.6 ha; first coastline. Collected in .claude/seo/data/seabreeze-official-2026-10-25.csv alongside the other 39 projects.
• Sea Breeze news release, 1 April 2026, read 28 October 2026 — the Accor cooperation announcement: 458 residences, 45–309 m², 150 hotel keys, Melike Altınışık Architects as architect, 13 storeys.
• The per-metre test was run 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.
• Finishing-tier counts were taken from the same 40-project collection, counting the exact finishing string each project page publishes.

Not verified: which of the two published area ranges is current; whether any apartment in the project is actually sold at $3,200/m², and if so at what area; the vertical split between hotel keys and residences; which residences carry the Raffles brand and which carry Swissôtel; service charges, which no page publishes; and whether the December 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.