Type

Units

Min Area

Price Range

3 BR

1292 sqft

S$1.7M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$330K on this acquisition.
Located 5 min (400 m) from TE29 Bayshore MRT Station.

Price Trends & Rental Yield

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Bayshore Park: Premier Coastal Living at 50 Bayshore Road

Bayshore Park stands as a distinguished residential development located at 50 Bayshore Road, offering modern condominium living in one of Singapore's most desirable coastal neighbourhoods. The project benefits from exceptional proximity to TE29 Bayshore MRT Station, situated just 400 metres away, positioning residents within striking distance of the broader Eastern Line network. This strategic location bridges the gap between serene waterfront living and seamless urban connectivity, making the development attractive to both owner-occupiers seeking lifestyle enhancement and investors pursuing capital appreciation.

Location and Transport Connectivity

The address at 50 Bayshore Road places Bayshore Park within a vibrant residential enclave characterised by mature planning and established community infrastructure. The 5-minute walk to TE29 Bayshore MRT Station eliminates transport friction for daily commuters, enabling swift access to employment corridors along the Eastern Line and beyond. The station itself serves as a gateway to the broader Eastern Line network, connecting residents to Marina Bay's financial district, the growing tech hub at Paya Lebar, and residential neighbourhoods further north. This connectivity profile has historically supported strong rental yields and property appreciation across the East Coast, as both tenant demand and buyer interest gravitate towards developments with direct MRT access.

Development Profile and Unit Composition

Bayshore Park comprises a diverse portfolio of residential units across varying bedroom configurations and floor plates, creating opportunities suited to multiple buyer segments. Whether targeting first-time property buyers seeking entry-level acquisition, upgraders moving to larger family homes, or high-net-worth individuals constructing diversified property portfolios, the development's unit mix accommodates distinct purchasing motivations. The range of orientations and stackings within the development ensures that buyers can select layouts aligned with personal preference—whether prioritising natural light, waterfront views, or proximity to common facilities. This internal diversity strengthens the development's appeal as a whole, as it reduces buyer concentration risk and broadens the tenant pool should units be held for rental income.

Pricing and Market Position

Units at Bayshore Park are positioned within a competitive range reflecting the development's established status and prime coastal location. Pricing across the portfolio begins from S$1,650,000 and varies according to unit size, floor level, and aspect. This positioning reflects the neighbourhood's desirability and the MRT accessibility premium, yet remains competitive relative to newer waterfront developments further east. Prospective buyers should evaluate pricing on a per-square-foot basis relative to recent transaction comparables within the same 400-metre radius, as locational variation and development age significantly influence price per square foot across the East Coast precinct. The development's mature standing and established tenant market provide transparency for valuation benchmarking, offering buyers confidence in pricing justification.

Investment Considerations and Rental Yield Potential

Investors evaluating Bayshore Park should assess both the development's rental income potential and its capital appreciation trajectory. Properties at the development have historically achieved gross rental yields ranging between 3.5% and 4.5%, depending on unit size and floor level, reflecting consistent demand from expatriate professionals and young families seeking East Coast convenience. The nearby Bayshore MRT Station serves as a powerful attractor for tenants prioritising transport efficiency, particularly professionals working in the CBD or tech districts. Lease decay presents a secondary consideration for leasehold properties; buyers should clarify remaining lease duration at point of acquisition, as properties approaching 80 years remaining lease tenure may face reduced financing availability and potential valuation compression. A portfolio approach treating Bayshore Park as part of a diversified property holding strategy mitigates single-property risk and aligns with prudent investment discipline.

Buyer Financing and ABSD Implications

First-time buyers acquiring at Bayshore Park benefit from exemption from Additional Buyer's Stamp Duty (ABSD), provided they meet HDB eligibility criteria and hold no other residential property. Singapore Citizens purchasing a second residential property face a 20% ABSD liability on the purchase price, substantially elevating acquisition costs and requiring careful financing modelling. For a second property buyer at the S$1,650,000 entry-price point, the 20% ABSD charge amounts to S$330,000, pushing total acquisition costs to approximately S$2,047,500 (including stamp duty and legal fees). Total Debt Servicing Ratio (TDSR) assessment at typical loan-to-value ratios (80% for first-timers, 75% for subsequent property buyers) leaves meaningful room for leverage, as most financial institutions cap TDSR at 60%. Buyers should engage mortgage brokers early to model cash outlay requirements under varying interest-rate scenarios, ensuring comfort with monthly servicing obligations before committing to an offer.

Neighbourhood Character and Amenities

The Bayshore precinct encompasses a curated mix of retail, dining, and leisure options complementing residential living at the development. The immediate vicinity offers local shopping, casual dining, and convenience services within 5–10 minutes' walk, whilst larger shopping centres and recreational precincts are accessible via MRT within 15–20 minutes. The coastal setting itself provides recreational amenity, with beachfront promenades, waterfront parks, and outdoor leisure spaces enhancing quality of life for residents. Families prioritise school accessibility; several primary schools and secondary institutions operate within the district, supported by the Eastern Line's connectivity to additional educational options across the island. The mature neighbourhood infrastructure—including healthcare facilities, banking services, and professional amenities—positions Bayshore Park as suitable for longer-term owner-occupancy as well as transient rental tenancy.

Comparison to Competing Developments

The East Coast residential market encompasses several competing developments at similar price points, including waterfront condominiums further east and interior mixed-use projects towards Paya Lebar. Bayshore Park's competitive advantage rests upon direct MRT station proximity at a 400-metre distance, superior to several comparable projects requiring 10–15 minute walks to the nearest station. Pricing per square foot at Bayshore Park reflects an established development maturity premium relative to newly completed projects offering incentive pricing, yet maintains competitiveness relative to purpose-built luxury waterfront schemes. Buyers weighing Bayshore Park against alternatives should prioritise transport connectivity, rental tenant pool stability, and resale comparables within the immediate 800-metre radius, as these factors most influence actual investment returns and day-to-day occupancy quality.

Future District Supply and Market Dynamics

The East Coast planning area remains relatively constrained in new residential supply, with limited sites zoned for additional development given existing town planning restrictions. This supply scarcity historically supported price resilience and rental growth across the precinct, benefiting established developments like Bayshore Park through reduced competitive pressure from new launches. The Government's broader coastal development strategy continues to emphasise waterfront living amenity and transport-oriented development, suggesting sustained demand for MRT-proximate properties across the Eastern Line corridor. Investors should monitor Government Land Sales calendars for any upcoming land releases in the immediate vicinity, as such announcements can influence medium-term pricing dynamics. The absence of significant new supply in the Bayshore MRT catchment area supports a constructive outlook for existing inventory, though broader economic cycles and interest-rate movements remain the primary pricing drivers.

Unit Selection and Floor-Level Strategy

Within Bayshore Park's building stack, mid-level units (typically floors 8–18) offer compelling value propositions, balancing premium pricing for higher levels against the lift-access convenience and crowd-minimisation benefits of elevation above ground-floor retail noise. Lower-level units appeal to buyers prioritising walkability to common facilities and ground-level retail, whilst commanding reduced pricing relative to high-floor inventory. Higher-level units command waterfront-view premiums and enhanced natural light, attracting premium-segment buyers willing to accept potential wind exposure and greater lift-dependency. Corner units across all levels benefit from dual-aspect natural light and superior ventilation, often trading at modest premiums justified by improved amenity. Investors seeking optimal yield should target mid-range floor plates with balanced appeal to both owner-occupier and tenant demographics, avoiding extreme positioning that narrows buyer pools and complicates eventual disposition.

Bayshore Park represents a mature, well-positioned residential offering suited to diverse buyer objectives within Singapore's East Coast precinct. The development's proximity to TE29 Bayshore MRT Station provides transport certainty and tenant demand stability, foundational drivers of both capital appreciation and rental income consistency. Prospective buyers should conduct thorough due diligence on remaining lease tenure, conduct careful ABSD and TDSR modelling, and benchmark pricing against recent comparable transactions within the same MRT catchment to ensure acquisition rationale. The neighbourhood's established character, combined with limited future supply constraints and sustained professional workforce demand, supports a constructive long-term investment thesis for appropriately-priced acquisitions.

Frequently Asked Questions

What gross rental yield can investors expect from purchasing a unit at Bayshore Park?

Historical rental performance across Bayshore Park units supports gross rental yields in the 3.5% to 4.5% range, depending on unit configuration, floor level, and lease duration. Larger units typically command higher absolute rental income, whilst smaller units often achieve marginally higher gross yields due to stronger tenant demand among young professionals and couples. The proximity to TE29 Bayshore MRT Station significantly enhances rental attractiveness, as tenants seeking East Coast convenience prioritise properties eliminating transport friction for workplace commutes. Investors should factor in property tax, maintenance contributions, and periodic renovation costs when calculating net yield; these typically consume 15–20% of gross rental income, resulting in net yields of approximately 2.8% to 3.6%.

How does pricing per square foot at Bayshore Park compare to recent East Coast transaction comparables?

Bayshore Park's pricing per square foot reflects an established development maturity premium, typically ranging between S$1,275 and S$1,400 per square foot across the unit portfolio, depending on floor level, aspect, and unit size. This positioning sits above newly-completed projects offering launch incentives, yet remains competitive relative to purpose-built luxury waterfront developments commanding waterfront-view and architectural-design premiums. Recent comparable transactions within the 400–800 metre radius of Bayshore MRT Station show similar pricing bands, suggesting market equilibrium for MRT-proximate East Coast inventory. Buyers should cross-reference Bayshore Park's per-square-foot pricing against at least five recent arm's-length sales of comparable-sized units within the same MRT catchment, as micro-location variations and building age differences can justify 5–10% pricing variance.

What Additional Buyer's Stamp Duty (ABSD) obligations apply to second-property purchases at Bayshore Park?

Singapore Citizens purchasing a second residential property at Bayshore Park face a 20% ABSD charge on the purchase price, substantially elevating total acquisition costs and requiring careful financial modelling. For a second property buyer at the S$1,650,000 entry-price point, the 20% ABSD liability amounts to S$330,000, pushing total acquisition costs to approximately S$2,047,500 when combined with standard stamp duty and legal fees. Permanent Residents and foreign nationals face graduated ABSD rates commencing at 5%, with rates escalating to 15% and higher depending on visa category and property history. Buyers should engage mortgage brokers and tax advisors to model full acquisition cost implications under varying ABSD scenarios before committing to an offer, as ABSD represents genuine cost, not a recoverable deposit.

What lease decay risks apply to leasehold units at Bayshore Park, and how do they affect resale value?

Lease decay represents a material consideration for leasehold properties, as remaining tenure below 80 years creates valuation compression through reduced mortgage availability and shorter investment horizon visibility. Bayshore Park's development age means units may carry remaining leases in the 85–99 year range, positioning most inventory well above critical decay thresholds for near-term transactions. However, buyers should confirm remaining lease duration at the point of acquisition, as properties purchased today with shorter leases will face steepening decay costs as ownership extends across 10–20 years. Banks typically apply loan-to-value haircuts of 10–15% to properties with remaining lease tenure below 80 years, directly suppressing achievable pricing at disposal. Long-term owner-occupiers should weigh lease decay risk against Bayshore Park's established neighbourhood character; investors prioritising medium-term exit strategies should focus on units carrying 90+ year leases to minimise future financing friction.

How does proximity to TE29 Bayshore MRT Station influence buyer demand and capital appreciation at the development?

Proximity to MRT stations represents one of the most significant demand drivers and capital appreciation catalysts across Singapore's residential market, and Bayshore Park's 400-metre distance from TE29 Bayshore MRT Station provides substantial competitive advantage. Tenant demand concentrates around MRT-proximate properties, as professional workers prioritise transport efficiency and cost-of-living optimisation; this stable tenant demand underpins both rental yield consistency and property value resilience during economic downturns. Capital appreciation trends across the Eastern Line corridor consistently outpace non-MRT-connected areas by 1–2% annually, as transport infrastructure improvements and economic clustering drive sustained investor interest. The Bayshore MRT catchment itself benefits from ongoing transport capacity planning and line extensions, suggesting continued demand momentum; properties within 500 metres of the station command pricing premiums of 8–15% relative to comparable units positioned 1–1.5 kilometres away.

Which buyer profiles are best suited to Bayshore Park: HNW, upgraders, first-timers, or investors?

Bayshore Park accommodates diverse buyer objectives through its varied unit portfolio spanning compact and spacious floor plates. First-time buyers benefit from ABSD exemptions and find the entry-price point of S$1,650,000 and above accessible through 80% LTV mortgage financing, supported by MRT proximity that appeals to young professionals entering the market. Upgraders moving from HDB to private residential housing prioritise Bayshore Park's established neighbourhood character, local school accessibility, and mature community infrastructure, making the development highly suitable for family expansion scenarios. High-net-worth individuals incorporate Bayshore Park into diversified property portfolios as a stable income-producing asset within a de-risked coastal precinct, leveraging rental demand stability from the professional tenant pool. Investors evaluate Bayshore Park primarily on 3.5–4.5% gross rental yield metrics and lease decay considerations, viewing the development as a medium-risk, moderate-return holding aligned with broader portfolio rebalancing strategies.

What Total Debt Servicing Ratio (TDSR) and financing headroom exist at typical Bayshore Park price points?

First-time buyers acquiring at the S$1,650,000 entry-price point with 80% loan-to-value financing require monthly mortgage payments of approximately S$6,200–6,600 at prevailing interest rates (assuming 3.5% all-in cost), consuming roughly 25–30% of gross income for a S$240,000 annual earner, well within the 60% TDSR ceiling. Second-property buyers at the same price point, reduced to 75% loan-to-value due to second-property restrictions, require marginally lower monthly payments but must also account for the S$330,000 ABSD charge eating into upfront capital. TDSR assessment at Bayshore Park price points leaves meaningful leverage for buyers with established incomes or co-borrower structures; most financial institutions confirm TDSR approval readily for properties in the S$1.65–2.5 million range targeting household incomes of S$180,000+. Buyers should engage mortgage brokers 4–6 weeks before making an offer to confirm TDSR pre-approval and lock financing terms, as property price negotiations often hinge on executed mortgage capacity.

How does Bayshore Park compare in value and positioning to nearby competing East Coast developments?

The East Coast residential market includes several competing developments, including waterfront condominiums positioned further east and interior mixed-use schemes towards Paya Lebar, each offering distinct positioning relative to Bayshore Park. Bayshore Park's primary competitive advantage rests on direct MRT proximity at 400 metres, superior to several comparable projects requiring 10–15 minute walks to the nearest station; this transport efficiency advantage justifies a 5–8% pricing premium relative to otherwise comparable units positioned further afield. Newly-launched East Coast developments offer launch incentive pricing 2–5% below established projects like Bayshore Park, attracting price-sensitive first-time buyers, yet these projects often carry execution risk and untested rental demand that offset discount pricing. Luxury waterfront projects competing with Bayshore Park command 15–25% pricing premiums justified by architectural design, premium finishes, and exclusive waterfront access; Bayshore Park appeals to value-conscious buyers seeking MRT convenience without luxury-tier pricing. Buyers should cross-reference Bayshore Park against at least three competing developments within the same MRT catchment, weighting factors including transport connectivity, rental tenant profile, per-square-foot pricing, and development maturity.

Which unit stacks and floor levels offer the best value propositions within Bayshore Park's portfolio?

Mid-level units across floors 8–18 typically represent optimal value propositions, balancing premium pricing for higher levels against lift-access convenience and crowd-minimisation benefits of elevation above ground-level retail and vehicle movements. Lower-level units (floors 1–5) appeal to buyers prioritising walkability to common facilities and ground retail, yet command 8–12% pricing discounts relative to mid-level comparables, benefiting value-oriented investors indifferent to floor-level aesthetics. Higher-level units (floors 18+) command waterfront-view premiums of 10–18% and enhanced natural light, attracting premium-segment buyers willing to accept potential wind exposure and greater lift-dependency; these appeal primarily to owner-occupiers rather than yield-focused investors. Corner units across all levels benefit from dual-aspect natural light and superior ventilation, often trading at modest 3–5% premiums justified by improved amenity and psychological perception; corner mid-level units represent particularly compelling value when occupying premium positioning at competitive relative pricing. Investors seeking optimal rental yield should target mid-range floor plates with balanced appeal to both owner-occupier and tenant demographics, avoiding extreme positioning (basement, top-tier) that narrows buyer pools and complicates eventual disposition.

What future residential supply pipeline exists in the East Coast district, and how might this influence Bayshore Park's long-term value?

The East Coast planning area remains relatively constrained in new residential supply, with limited sites zoned for additional development given existing town planning restrictions and the Government's preservation of waterfront amenity. Government Land Sales records indicate no imminent residential land releases in the immediate Bayshore MRT catchment over the next 2–3 years, suggesting supply scarcity will persist and support price resilience across existing inventory like Bayshore Park. The Government's broader coastal development strategy emphasises waterfront living amenity and transport-oriented development, positioning MRT-proximate properties such as Bayshore Park as aligned with long-term urban planning priorities. Investors should monitor Housing and Development Board announcements and Urban Redevelopment Authority masterplan reviews for any unexpected land releases or zoning changes, as such developments can alter competitive positioning; absent material supply shocks, limited new inventory suggests sustained demand momentum for established East Coast properties. The combination of supply scarcity, transport infrastructure stability, and professional workforce concentration supports a constructive long-term value outlook for Bayshore Park, though broader economic cycles and interest-rate movements remain the primary pricing drivers.

What total acquisition costs should buyers budget when purchasing at Bayshore Park, including all fees and duties?

First-time buyers acquiring a unit at the S$1,650,000 price point should budget total acquisition costs of approximately S$1,760,000–1,800,000 when combining the purchase price, standard stamp duty (ranging 1–4% depending on price), legal fees (approximately S$1,500–2,500), banking fees (approximately S$1,000–2,000), and valuation charges (approximately S$800–1,200). Second-property buyers face materially higher acquisition costs due to the 20% ABSD charge (S$330,000), pushing total acquisition costs to approximately S$2,045,000–2,090,000 for the same entry-price unit. These figures assume 80% loan-to-value financing for first-timers and 75% for subsequent property buyers; cash buyers acquire without mortgage-related fees but remain subject to all duty and legal charges. Buyers should request a detailed cost quotation from their legal counsel at least 2–3 weeks before exchange of contracts to confirm precise acquisition-cost liability, as subtle variations in valuation, stamp duty rounding, and banking-fee schedules can create S$5,000–10,000 variance in final settlement amounts.

[For Sale] Condominium At Bayshore Park — From S$1.7M