Type

Units

Min Area

Price Range

3 BR

904 sqft

From S$1.8XM

Property Highlights

Three-bedroom, two-bathroom unit spanning 904 sqft in a prime Upper East Coast location
Just 8 minutes (630 metres) from TE29 Bayshore MRT Station for seamless connectivity
Listed at S$1,880,000 with strong appreciation potential in this sought-after coastal precinct
Well-proportioned layout suited to upgraders, families, and discerning investors alike
Positioned within reach of East Coast Park and vibrant neighbourhood amenities

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Ref: 500161571

Sea Pavilion Residences: A Premium Three-Bedroom Residence in Upper East Coast

Nestled along the prestigious Upper East Coast Road corridor, Sea Pavilion Residences presents a compelling opportunity for discerning property buyers seeking sophisticated living in one of Singapore's most desirable neighbourhoods. This three-bedroom, two-bathroom unit extends across a generous 904 square feet, offering ample accommodation for families and those prioritising space and comfort without excessive footprint.

The property commands a asking price of S$1,880,000, positioning it within the established value parameters for quality residential stock in this sought-after location. Upper East Coast has long maintained its reputation as a premier residential address, combining proximity to essential transport infrastructure with access to leisure facilities and upmarket retail precincts that define contemporary Singapore living.

Strategic Location and Transport Connectivity

The unit's positioning grants residents exceptional convenience through its proximity to TE29 Bayshore MRT Station, situated merely 8 minutes away on foot—approximately 630 metres from the property. This direct linkage to Singapore's integrated transport network delivers seamless connectivity to the broader island, making both workplace commuting and leisure travel effortless for occupants. The Circle Line's Bayshore interchange ensures rapid access to business districts, shopping destinations, and cultural venues throughout the metropolitan area.

Beyond MRT access, the Upper East Coast locale benefits from established road networks that facilitate vehicular travel whilst maintaining the residential tranquillity that characterises this mature estate. Proximity to the East Coast Parkway affords quick routes towards Changi Airport and the southern business corridors, whilst local arterial roads connect residents to shopping malls, educational institutions, and healthcare facilities without traversing congested city-centre routes.

Neighbourhood Character and Amenities

The Upper East Coast precinct represents one of Singapore's most mature and well-established residential communities. The surrounding area encompasses landscaped parks, recreational facilities, and waterfront access through the adjacent East Coast Park—one of Asia's largest coastal recreational zones. Residents benefit from diverse dining options, convenience retail, and professional services that have organically developed around this neighbourhood over decades of sustainable growth.

The wider district supports multiple educational institutions across primary, secondary, and tertiary levels, rendering this locale particularly attractive to family-oriented buyers prioritising schooling options within walking or short-drive distances. Healthcare provisions, including polyclinics and private medical centres, ensure reliable medical access without necessitating lengthy journeys.

Unit Specifications and Layout

The 904-square-foot configuration accommodates three distinct bedrooms alongside two full bathrooms, providing functional separation suitable for family living, home office arrangements, or occasional guest accommodation. The floor area-to-bedroom ratio demonstrates efficient spatial planning, ensuring that common areas remain proportionate and liveable rather than appearing cramped or compartmentalised. This balance between private and shared spaces appeals to multiple buyer demographics, from young professionals seeking upgrade opportunities through to established families requiring reliable, well-organised accommodation.

The three-bedroom, two-bathroom specification commands consistent demand within Singapore's residential market, particularly among upgraders transitioning from smaller units and investors targeting stable, liquid stock. Properties of this dimension rarely languish on the market, reflecting their broad appeal across diverse buyer cohorts and their proven track record as dependable investment vehicles.

Investment Perspective and Market Position

At the S$1,880,000 price point, this Sea Pavilion unit occupies a strategic position within the upper-middle residential market segment. The Upper East Coast locality has demonstrated consistent capital appreciation over extended holding periods, supported by limited new supply, mature infrastructure, and enduring demand from affluent buyer profiles. Properties in established locations with proven transport links and stable neighbourhoods traditionally outperform development-stage areas during market downturns whilst delivering compound growth during expansion phases.

For investors considering this property as a rental income vehicle, the proximity to Bayshore MRT and the neighbourhood's appeal to expatriate professionals and upper-income local families suggests reasonable rental yield potential. Three-bedroom units in mature, well-serviced locations typically attract tenants willing to commit to longer tenancies, reducing vacancy risk and administrative burden associated with frequent turnover.

Buyer Suitability and Use Cases

This property demonstrates strong appeal across multiple buyer classifications. Upgraders progressing from two-bedroom units find the additional bedroom space and enhanced bathroom facilities justify the financial step-up, whilst the established neighbourhood reduces transaction anxiety associated with untested developments. High-net-worth individuals seeking investment diversification beyond primary residence portfolios recognise the Upper East Coast locality as providing stability and prestige without exposure to speculative or emerging-market volatility.

First-time buyers with substantial down-payments and established incomes may view this unit as a long-term owner-occupancy solution, securing a property in an established location rather than accepting compromises in emerging precincts. The three-bedroom layout future-proofs accommodation as family circumstances evolve, whilst the mature estate character ensures neighbourhood stability irrelevant of broader property market cycles.

Market Dynamics and Competitive Context

The Upper East Coast residential market encompasses both older apartment blocks and more recently completed condominium developments, creating a spectrum of product offerings within broadly similar price bands. Newer developments in adjacent precincts—including those near Marine Parade and further east towards Siglap—present alternative options, yet the established reputation and proven amenity maturity of Upper East Coast continue attracting quality-focused buyers prepared to prioritise location stability over cosmetic newness.

Price-per-square-foot benchmarks for three-bedroom units in this locality have historically tracked within the S$2,000 to S$2,400 range, depending upon floor level, aspect, and building-specific prestige factors. This listing's valuation aligns competitively within established parameters, suggesting realistic market positioning and probability of attracting serious buyer interest within reasonable timeframes.

Investment Considerations and Forward Outlook

Singapore's continuous urban intensification, coupled with restricted land availability and growing expatriate professional migration into established residential precincts, underpins consistent appreciation demand for quality properties in proven locations. Upper East Coast's maturity, combined with its heritage as a prestige address, insulates this neighbourhood from the obsolescence risks confronting less-established precincts. Properties in this locale function both as primary residences providing tangible lifestyle benefits and as investment vehicles generating measurable wealth accumulation over medium-to-long timeframes.

The integration with Singapore's transport masterplan, including ongoing enhancements to MRT connectivity and cycling infrastructure, progressively elevates accessibility metrics that drive capital appreciation. Bayshore Station's central position within the wider Circle Line network ensures that transport-driven demand pressures remain robust across economic cycles, providing demand resilience that safeguards property values across varying market conditions.

Frequently Asked Questions

What rental yield might an investor expect from purchasing this Sea Pavilion unit as a buy-to-let investment?

For a property valued at S$1,880,000 in the Upper East Coast precinct, investors can typically anticipate gross rental yields ranging between 3.0 and 3.8 per cent per annum, depending upon unit-specific features, lease configuration, and broader market rental dynamics. Three-bedroom units near MRT stations in established neighbourhoods attract quality tenants—particularly expatriate professionals and affluent local families—willing to commit to two or three-year tenancies at stable rental levels, reducing turnover costs and vacancy periods. The proximity to Bayshore MRT Station strengthens rental appeal significantly, as tenants value transport connectivity when evaluating accommodation trade-offs, meaning this property should command competitive rental rates within the Upper East Coast market relative to similarly-priced units in less accessible locations. Net yields after accounting for maintenance, property tax, and management fees typically settle between 2.2 and 2.8 per cent, rendering this a reasonable, if not spectacular, investment return for a property of this calibre and location.

How does the S$1,880,000 price compare to recent psf transactions for three-bedroom units in Upper East Coast?

The asking price of S$1,880,000 for 904 square feet equates to approximately S$2,079 per square foot, positioning this unit within the mid-to-upper range for three-bedroom inventory within Upper East Coast. Recent comparable transactions for similar-sized units in established condominium developments within this locality have generally transacted between S$1,950 and S$2,250 per square foot, depending upon floor level, building prestige, and specific amenity offerings. Factors such as corner units, higher floor placements, and developments with particularly well-regarded sporting or recreational facilities command premiums towards the upper end of this range, whilst standard units or those on lower floors typically trade closer to S$1,950 to S$2,050 per square foot. This listing's valuation sits comfortably within established benchmarks, suggesting realistic pricing that reflects current market sentiment without excessive premium or discount relative to comparable recent closings within the immediate neighbourhood.

What additional buyer's stamp duty implications apply to second-property purchasers at this S$1.88 million price point?

Second-time property buyers acquiring this Sea Pavilion unit will incur additional buyer's stamp duty (ABSD) at progressive rates that commence at 5 per cent for the first S$180,000 of the property value, escalating to 10 per cent for amounts between S$180,001 and S$360,000, and 15 per cent for any value exceeding S$360,000. For this S$1,880,000 property, the total ABSD burden therefore calculates to approximately S$250,200 when layered atop conventional stamp duty obligations, representing a significant transaction cost that second-property buyers must factor into acquisition planning. This ABSD regime applies universally to Singaporean citizens and permanent residents acquiring their second or subsequent property, with no exemptions based on property type, location, or buyer circumstance. Prospective buyers should incorporate this ABSD component into overall financing calculations and ensure lending institutions assess serviceability inclusive of this substantial acquisition cost, as the burden materially affects entry capital requirements and debt-to-equity positioning.

What lease-decay implications exist for this leasehold property, and how might this affect long-term resale value?

The current lease tenure for this Sea Pavilion property critically determines long-term value sustainability, as Singapore's banking institutions increasingly impose restrictions on mortgaging properties with remaining tenures below 30 years, creating practical resale barriers that suppress capital value as lease expiration approaches. Properties with 99-year leases or equivalent renewable terms face minimal lease-decay risk across standard 10-to-15 year holding periods, with value decline becoming material only when residual tenure drops below 50 years, at which point pool of eligible purchasers narrows and financing availability contracts. Conversely, properties with 60-70 year leases entering the current sales market face escalating lease-decay pressure, particularly if purchased today without anticipated lease renewal mechanisms, as a buyer acquiring the property now will see lease tenure erode below 50 years within 10-20 years unless formal extension provisions materialise. Prospective buyers must obtain explicit confirmation of current lease balance and any seller-held lease extension options before committing to acquisition, as this single factor can materially influence both holding-period rental returns and eventual exit-stage resale capacity within the 15-20 year timeframe.

How does proximity to Bayshore MRT Station influence this property's capital appreciation potential and tenant demand?

Bayshore MRT Station's position on the Circle Line, combined with its interchange potential with other emerging transport corridors, positions Upper East Coast properties within increasingly desirable accessibility bands that justify sustained premium valuations relative to non-MRT-adjacent neighbourhoods. Properties within 800-900 metres (approximately 10-minute walk) of MRT stations consistently command 8-12 per cent valuation premiums relative to comparable stock two kilometres distant, reflecting genuine market preference for walkable transport access among both owner-occupiers and investment-focused purchasers. The Circle Line's expansion trajectory and ongoing Port Authority developments near Bayshore suggest that station catchments will intensify over the coming decade, progressively elevating demand from young professionals, commuters, and transit-oriented lifestyle occupiers who prioritise MRT proximity. For investors, this transport-adjacent positioning ensures sustained tenant appeal, as the tenant pool specifically seeking properties within 10-minute walking distance of MRT stations comprises a significantly larger and more affluent demographic than the general rental market, enabling landlords to command rental premiums and attract quality tenants who remain longer, require fewer maintenance interventions, and demonstrate superior payment reliability compared to tenants prioritising car-dependent lifestyles.

Which buyer profiles—HNW individuals, upgraders, first-time buyers, or investors—best suit this Sea Pavilion property?

Upgraders transitioning from two-bedroom units represent the primary natural buyer cohort for this property, as the three-bedroom layout and two-bathroom configuration provide precisely the incremental space and functionality that upgrade purchasers seek without excessive cost escalation that would necessitate mortgage stress or compromised lifestyle trade-offs. High-net-worth individuals seeking diversified property portfolios beyond primary residences recognise Upper East Coast's heritage prestige and stable capital value, making this neighbourhood a reliable ballast asset that provides inflation-hedging and wealth preservation characteristics without exposure to speculative emerging-precinct volatility. First-time buyers with substantial down payments and established employment income may view this unit as a final-stretch entry point into a top-tier established neighbourhood, accepting the premium valuation associated with proven location stability rather than acquiring inferior stock in developing precincts with unproven long-term viability. Investors specifically targeting rental income from quality three-bedroom inventory value this property's transport connectivity and family-oriented neighbourhood appeal, recognising that tenant demand for this configuration remains consistently strong across economic cycles due to supply constraints and persistent demand from expatriate families requiring furnished or unfurnished three-bedroom accommodation in accessible locations.

What TDSR implications and financing headroom exist for purchasers of this S$1.88 million property?

Total Debt Servicing Ratio (TDSR) constraints imposed by the Monetary Authority of Singapore cap mortgage-financed acquisitions at a maximum 60 per cent TDSR threshold, meaning that a S$1,880,000 property acquisition will typically permit mortgages not exceeding S$1,316,000 (approximately 70 per cent LTV) for purchasers with clean debt profiles and established employment income. For a purchaser with non-property debt obligations approaching TDSR ceilings, this property's entry requirement may necessitate down payments of 40-50 per cent to satisfy regulatory constraints, effectively requiring liquid capital reserves of S$750,000 to S$940,000 before acquisition can proceed—a threshold that eliminates broad segments of the purchasing population. Interest rate servicing at current benchmark rates (approximately 4.0-4.5 per cent mortgage yields) implies monthly repayments of approximately S$5,200 to S$5,800 for a maximum-leverage borrower, placing annual servicing costs at S$62,400 to S$69,600, representing approximately 28-35 per cent of gross household income for the minimum income cohort that TDSR regulations would permit to borrow at this level. Prospective purchasers should engage mortgage brokers to ascertain precise financing availability based upon individual debt profiles, as TDSR calculations incorporate all outstanding consumer debts, vehicle loans, and existing property obligations, meaning that seemingly-qualified purchasers may discover financing constraints due to historical credit facility utilisation.

How does Sea Pavilion Residences compare competitively to other nearby developments at similar price points?

The Upper East Coast neighbourhood encompasses established condominium developments spanning varied vintages, from older apartment blocks constructed in the 1980s-1990s through to more recently completed residential projects completed within the past 10-15 years, creating a heterogeneous competitive landscape where pricing reflects both development-specific prestige and individual property condition. Competing three-bedroom units in adjacent developments typically command prices between S$1,750,000 and S$2,150,000 depending upon amenity specifications, building renovation status, and floor-level premiums, meaning Sea Pavilion Residences positions itself within the established mid-tier of this spectrum rather than at prestige premium or discount-oriented extremes. Newly completed or recently renovated developments near Marine Parade present more contemporary architectural aesthetics and upgraded amenity suites, yet these benefits carry proportionate price premiums of 8-15 per cent that may exceed the subjective lifestyle value for buyers prioritising location stability over cosmetic newness. Conversely, older apartment blocks and budget-oriented developments in the same general precinct offer S$100,000 to S$300,000 cost savings but typically compromise on building maintenance, amenity currency, and aesthetic appeal that influence both resident satisfaction and rental-market positioning. Sea Pavilion Residences appears to occupy a competitive 'Goldilocks' positioning—not newest, not oldest, not most prestigious, not most affordable—making it suitable for pragmatic buyers seeking balanced quality-to-cost trade-offs without pursuing extreme positioning at either competitive pole.

Which unit stack position or floor level typically offers the best value for money within this building?

Within Singapore's condominium market, properties situated on middle-stack floors (typically storeys 8-15 in buildings of this scale) customarily offer the optimal value-to-amenity ratio, as these units command moderately lower prices than premium high-floor positions whilst completely avoiding ground-level and lower-storey drawbacks including reduced privacy, street-level noise, and reduced natural light from adjacent structures and landscape features. Units positioned on even-numbered floors historically trade at fractional premiums relative to odd-numbered levels within the same stack, reflecting feng shui influenced buyer preferences within Asian markets, creating marginal but identifiable price differentials that savvy buyers can exploit when comparing identical units across adjacent floor levels. Corner units and units facing primary vistas (typically waterward or parkland orientations in Upper East Coast locations) command consistent premiums of 5-10 per cent relative to comparable units facing secondary directions, yet these premiums often exceed the subjective lifestyle value delivered unless the buyer specifically values particular views or natural light characteristics. For investment-focused purchasers prioritising rental yield rather than personal occupancy aesthetics, middle-stack non-corner units on odd-numbered floors typically deliver superior cash-on-cash returns, as rental tenants prioritise functional accommodation and transport connectivity over cosmetic floor preferences, allowing investors to capture acquisition-price savings that accumulate into measurable yield enhancements across multi-year holding periods.

What future development pipeline and supply considerations might affect this property's long-term value trajectory?

The Upper East Coast district, classified as mature established neighbourhood within Singapore's urban planning framework, faces restricted future high-density residential supply relative to emerging precincts like Tengah and Punggol, meaning new supply competition will remain limited and unlikely to exert downward pressure on existing property values through oversupply dynamics that characterise developing areas. Government planning frameworks increasingly restrict additional residential density within mature estates to preserve neighbourhood character and manage infrastructure strain, creating a natural supply scarcity that provides structural support for capital values of existing properties whilst limiting entry-level competition from new housing stock. Waterfront-adjacent precincts like Upper East Coast face additional constraints through environmental and heritage conservation overlays, suggesting that existing properties benefit from implicit supply-side protections that emerging precincts lack, effectively providing long-term value foundations based on scarcity economics rather than speculative development narratives. However, evolving transport infrastructure—including potential future MRT line extensions, cycling network expansions, and road network enhancements—may progressively reduce the transport-access premium that currently supports Upper East Coast valuations relative to more accessible emerging precincts, creating a gradual value-relative compression over 15-20 year horizons as transport connectivity becomes more ubiquitous across the metropolitan area and transportation-proximity purchasing advantages diminish.

Sea Pavilion Residences 3-bed Condo, S$1.88M, Upper East Coast