Q BAY RESIDENCES
UrbanLens Analysis
Q BAY RESIDENCES commands $1,483 PSF -- 9% above what District 18 typically fetches ($1,363 PSF). Tampines West MRT is 1404m away (18-min walk), functional but not a headline selling point. Against PARKTOWN RESIDENCE at $2,363 PSF, the 37% discount is worth examining closely.
Prices are up 14.9% over two years, reflecting genuine buyer interest without bubble-level exuberance. 77 transactions over two years gives deep liquidity and reliable pricing signals. For context, MELVILLE PARK has gained 3.7% over the same period.
With ~85 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.4% tracks the OCR average of 3.4%. At $3,663/month median rent, income is market-rate -- neither a standout nor a weakness.
At 630 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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