Type

Units

Min Area

Price Range

2 BR

1367 sqft

From S$2.6XM

Property Highlights

Two-bedroom, two-bathroom unit spanning 1,367 sqft in prime Tanjong Rhu location
Just 270 metres from TE23 Tanjong Rhu MRT Station for seamless connectivity
S$1,902 per square foot represents solid value in this established neighbourhood
Excellent proposition for upgraders and investors seeking east-coast convenience
Strong capital growth potential backed by proximity to transport and amenities

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Ref: 500153139

Pebble Bay: A Modern Sanctuary on Singapore's East Coast

Nestled along Tanjong Rhu Road, Pebble Bay stands as a compelling residential offering that bridges contemporary comfort with strategic location advantages. This two-bedroom, two-bathroom condominium unit spans 1,367 square feet and is priced at S$2,600,000, positioning it as a thoughtfully configured home for discerning buyers seeking quality without compromise.

The property's strongest asset lies in its immediate proximity to TE23 Tanjong Rhu MRT Station, situated merely 270 metres away—a brisk three-minute walk that transforms daily commuting into a seamless experience. This exceptional transit connectivity elevates the neighbourhood's appeal for professionals working across the island's major business districts, particularly those with commitments in the Marina Bay, Raffles Place, or CBD clusters.

Location Intelligence and Neighbourhood Character

Tanjong Rhu has evolved into one of Singapore's most desirable east-coast residential precincts, characterised by a mature community infrastructure and access to both leisure and lifestyle amenities. The area balances quiet residential living with proximity to dining, recreation, and shopping options that cater to families and young professionals alike. The surrounding streetscape reflects careful urban planning, with tree-lined pavements and community spaces that encourage a sense of place often absent in purely commercial developments.

Beyond immediate transport links, the neighbourhood benefits from proximity to several secondary schools of good standing, making it particularly attractive for families in the upgrading phase of their property journey. The marina precinct and waterfront spaces add recreational dimension, whilst cultural institutions and entertainment venues remain within convenient reach.

Interior Configuration and Living Spaces

The unit's two-bedroom layout represents the sweet spot for many buyers: substantial enough to accommodate home office requirements, guest accommodation, or growing family needs, yet efficient enough to maintain manageable maintenance costs and energy consumption. At 1,367 square feet, the floor plate offers genuine living fluidity without the excessive space that often translates to underutilised rooms in larger units.

Two full bathrooms provide practical convenience, particularly valuable for households where morning routines matter or when entertaining guests becomes routine. The floor-to-area ratio suggests sensibly proportioned principal and secondary bedrooms, each capable of accommodating quality furnishings and serving distinct functional purposes. This configuration appeals equally to owner-occupiers prioritising lifestyle and investors seeking resilient rental appeal.

Financial Positioning and Value Assessment

At S$2,600,000, the property commands approximately S$1,902 per square foot—a price point reflecting the confluence of location premium, MRT accessibility, and the broader Tanjong Rhu neighbourhood appeal. This per-square-foot metric sits competitively within the established condo segment, representing prudent capital deployment for buyers with medium-to-long investment horizons.

The asking price positions the property accessibly for various buyer cohorts. First-time upgraders moving from smaller units or HDB flats will recognise the quality and space uplift, whilst investors focused on rental yield will appreciate the strong demographic demand within this MRT-adjacent catchment. High-net-worth individuals seeking secondary residences or portfolio diversification on Singapore's east coast will value the combination of convenience and established neighbourhood character.

Investment Fundamentals and Market Dynamics

Properties within three minutes of an MRT station consistently demonstrate superior capital appreciation and rental demand compared to locations requiring longer transit times. The TE23 station serves as a genuine commuting gateway, not merely a convenience, making units in Pebble Bay particularly resilient during economic cycles when transport accessibility drives purchasing decisions.

The two-bedroom configuration enjoys persistent investor demand, particularly from foreign professionals on short-to-medium postings who favour ready availability and furnished turnkey solutions. Rental yields in this neighbourhood typically range between 3.5 and 4.5 per cent gross, depending on unit condition and furnishing choices—a solid return within Singapore's current condo landscape. The stability of Tanjong Rhu as an established neighbourhood suggests limited volatility in tenant profiles or rental expectations.

Capital appreciation prospects remain favourable given limited new supply in the immediate vicinity and the consistent desirability of east-coast living among Singapore's resident and expatriate populations. The neighbourhood's evolution continues along positive trajectory, with ongoing municipal investment in community infrastructure and waterfront amenities.

Practical Ownership Considerations

Buyers should note that ABSD (Additional Buyer's Stamp Duty) implications apply for non-citizen purchasers or those acquiring a second property, with rates reaching up to 20 per cent of the purchase price depending on individual circumstances. Professional tax and legal consultation remains essential to fully understand total acquisition costs and whether deferring purchase decisions might optimise tax efficiency.

TDSR (Total Debt Service Ratio) constraints for mortgage financing typically allow borrowing up to 60 per cent of the purchase price for eligible applicants, requiring approximately S$1,040,000 in cash equity. Most conventional lenders offer competitive tenure products for this property class, though interest rate movements and individual credit profiles influence final loan terms. Financing headroom generally remains comfortable at this price point, even for first-time mortgage applicants with sound income documentation.

Comparative Market Standing

The broader Tanjong Rhu development landscape includes comparable condominium offerings, though Pebble Bay's specific combination of interior configuration, amenity access, and MRT proximity warrants careful comparative assessment. Recent transactions within 500 metres typically range from S$1,850 to S$1,950 per square foot, suggesting the current asking price reflects fair market positioning rather than premium or discount territory.

Competing developments in adjacent streets often sacrifice either location convenience or interior space to achieve similar pricing, making direct apples-for-apples comparison challenging. The property's appeal derives substantially from compound advantages rather than singular standout features—a characteristic that tends to produce more stable long-term value retention than developments built around single marketing propositions.

Strategic Recommendations for Different Buyer Profiles

For upgraders transitioning from smaller city fringe properties, this unit delivers meaningful space gain without the maintenance complexity or remote location risks associated with landed properties or larger developments requiring extensive private transport usage. The MRT adjacency proves particularly valuable as family circumstances change and school commuting becomes routine.

Investors should recognise that two-bedroom units in established neighbourhoods near quality MRT stations consistently outperform larger units in rental demand metrics and tenant quality. The ability to achieve occupancy rapidly, maintain stable rental income, and avoid protracted voids between tenancies makes this configuration particularly suited to portfolio strategies emphasising cash flow over speculative capital appreciation.

Owner-occupiers with genuine housing requirement—rather than investment rationale—will appreciate that this location delivers everyday convenience without premium pricing attached to architectural signature or ultra-luxury positioning. The property suits professionals seeking quality homes rather than status statements.

Future Neighbourhood Trajectory

The Tanjong Rhu precinct continues receiving municipal planning attention, with ongoing improvements to public spaces and community infrastructure suggesting positive long-term neighbourhood evolution. New residential supply in the immediate vicinity remains limited, reducing potential for oversupply that might compress rental yields or stall capital appreciation. The neighbourhood's maturity—neither early-stage gentrification nor fully developed saturation—positions it favourably for sustained demand from multiple buyer demographics.

Government policy evolution toward sustainable urban living and transit-oriented development continues favouring locations like Tanjong Rhu, where walking distance to MRT stations encourages reduced vehicle dependency and supports higher urban densities. This structural tailwind suggests capital values for MRT-adjacent properties will remain resilient regardless of cyclical market fluctuations.

Final Assessment

Pebble Bay represents a genuinely considered purchase opportunity for buyers seeking quality residential accommodation in an established neighbourhood with demonstrable transport connectivity and amenity access. The S$2,600,000 asking price reflects genuine market value rather than speculative premium, making it particularly suitable for discerning buyers with medium-to-long holding horizons and genuine housing requirement or portfolio diversification objectives. Professional property advice and financial consultation remain prudent before proceeding with formal acquisition processes.

Frequently Asked Questions

What rental yield can I expect if I purchase Pebble Bay as an investment property?

Two-bedroom units in established MRT-adjacent neighbourhoods like Tanjong Rhu typically generate gross rental yields between 3.5 and 4.5 per cent, translating to approximately S$90,000 to S$117,000 in annual rental income on a S$2,600,000 purchase. Net yields after maintenance, property tax, and agent commissions typically settle around 2.8 to 3.5 per cent, still respectable within Singapore's current condo investment landscape. The strong tenant demand for two-bedroom furnished units within three minutes of MRT stations—driven by corporate relocations, expatriate housing demand, and young professional households—means achieving consistent occupancy and avoiding protracted voids between tenancies is highly achievable, supporting the mid-range yield projections.

How does the S$1,902 per square foot pricing compare to recent transactions in Tanjong Rhu?

Recent transactions within the immediate Tanjong Rhu neighbourhood and adjacent streets have settled between S$1,850 and S$1,950 per square foot for comparable two and three-bedroom units, positioning the current asking price squarely within fair market range rather than premium or discount territory. Two-bedroom units specifically—given their consistent rental demand and owner-occupier appeal—tend to sustain per-square-foot pricing marginally higher than larger three-bedroom configurations in the same development, reflecting the scarcity value of bedroom-efficient layouts. The S$1,902 figure reflects genuine market positioning informed by recent comparable evidence rather than speculative pricing, making it suitable for buyers conducting standard comparative market analysis before proceeding with offers.

What are the ABSD implications for second-property buyers at S$2,600,000?

Singapore citizens acquiring Pebble Bay as a second property face ABSD charges of 15 per cent of the purchase price—approximately S$390,000 additional outlay on top of the S$2,600,000 acquisition cost—whilst non-citizen purchasers encounter 20 per cent rates (S$520,000), substantially increasing total capital requirement. These stamp duties are payable immediately upon completion, making them essential components of financing and cash reserve calculations; buyers cannot mortgage the ABSD component itself. Professional tax consultation with property lawyers or certified tax advisors should precede any formal offer, as specific exemptions occasionally apply to certain buyer categories, and deferral strategies involving family structures or corporate entities might optimise tax positions depending on individual circumstances and long-term holding intentions.

What lease decay risk should I consider, and how will it affect resale value?

As a condominium unit, Pebble Bay operates under collective strata title with statutory 99-year lease terms—meaning lease decay does not represent the critical resale barrier it does for landed properties or older flats purchased with significant lease depletion already in progress. The property should retain strong capital value throughout the primary holding period of 20 to 30 years, with lease depreciation remaining economically immaterial relative to land value and location premium. Institutional buyers and investment funds increasingly recognise that 99-year leasehold condos in prime locations maintain superior resale accessibility compared to leasehold properties with remaining terms below 70 years, supporting continued demand for units like this even as decades pass.

How does proximity to TE23 Tanjong Rhu MRT Station drive demand and capital appreciation?

Properties within three minutes' walk of quality MRT stations consistently demonstrate 8 to 12 per cent superior capital appreciation over comparable units requiring longer transit times, supported by persistent demographic demand from professionals commuting island-wide and families prioritising transport convenience. The TE23 station serves genuine commuting function into Marina Bay, Raffles Place, and CBD clusters—not merely recreational access—making it particularly attractive during economic cycles when employment hubs strengthen purchasing power in surrounding neighbourhoods. This transport advantage creates measurable rental demand uplift; tenants consistently accept higher rental rates for units with MRT proximity, and investor demand for TE23-adjacent properties remains elevated relative to locations requiring shuttle services or personal transport for daily commuting.

Is Pebble Bay suitable for first-time property buyers, and what considerations apply?

Pebble Bay represents a viable first-time purchase for buyers with established household income (typically S$200,000+ annual combined income) and accumulated cash reserves of at least S$600,000 to S$700,000 after accounting for ABSD, conveyancing, and financing charges—roughly 25 to 27 per cent of the total purchase price. First-time buyers benefit from certain ABSD exemptions and reduced stamp duty rates, making the acquisition cost marginally lower than for subsequent purchases, though absolute capital requirements remain substantial. The established neighbourhood character, proven rental demand, and MRT accessibility make this property substantially less speculative than off-plan or early-stage developments, reducing execution risk for buyers unfamiliar with property investment cycles and transaction mechanics.

What TDSR headroom is available at S$2,600,000, and how does this affect financing options?

Conventional mortgage lending at this price point allows borrowing up to 60 per cent of purchase price (approximately S$1,560,000) for most institutional lenders, whilst TDSR constraints typically permit total monthly debt servicing not exceeding 60 per cent of gross monthly household income—requiring minimum gross income of approximately S$21,000 monthly for borrowers seeking maximum leverage. Buyers with monthly income of S$30,000 and existing debt obligations will enjoy substantial headroom, securing comfortable financing terms at competitive rates, whilst those with tighter income profiles or existing vehicle loans or credit card debt may face TDSR constraints limiting available leverage to 50 per cent of purchase price or requiring larger cash equity injections. Professional mortgage pre-qualification with institutional banks before formal offer submission remains essential to confirm available financing quantum and understand rate structures, loan tenure options, and stress-test implications if interest rates increase during the holding period.

How does Pebble Bay compare to competing developments on adjacent streets?

Comparable two-bedroom units in nearby developments typically require either marginal sacrifice of interior floor area to achieve similar pricing, or accept location disadvantage in terms of MRT walking distance (often extending beyond seven to ten minutes on foot). Competing projects in the broader Tanjong Rhu catchment often emphasise architectural signature or premium amenity positioning to justify pricing, whereas Pebble Bay derives value from the compound advantage of efficient layout, transport proximity, and established neighbourhood character without requiring buyers to subsidise luxury amenity infrastructure they may not utilise. Direct price-per-square-foot comparison reveals that units within 300 metres of MRT stations typically command 3 to 5 per cent premium over developments requiring longer transit times, making Pebble Bay competitive on value rather than appearing as a discounted outlier that might prompt concerns about quality or condition.

Which unit stack or floor level provides optimal value in Pebble Bay?

Mid-stack units (typically floors 10 to 25 in developments of this genre) offer optimal value intersection, commanding marginal premium to lower floors whilst avoiding the elevated pricing and additional cooling costs associated with penthouse or high-stack positioning. Higher floors within mid-stack bands often deliver superior views without the air-conditioning efficiency penalties and premium pricing that upper-stack positioning incurs, making floors 15 to 22 particularly attractive for owner-occupiers balancing view preference with running cost considerations. Lower-stack units (floors 3 to 8) typically appeal to investors accepting marginal view limitation in exchange for 5 to 8 per cent price discount; these units sustain strong rental appeal for tenants unconcerned with premium vistas, supporting consistent occupancy and tenant quality without reflecting the capital outlay required for higher positioning.

What future supply pipeline exists in this district, and how will it affect Pebble Bay's capital value?

The Tanjong Rhu area operates under mature planning constraints with limited available land zoned for residential new development, meaning the supply pipeline for comparable condominium units remains constrained relative to demand from MRT-adjacent location seekers. Government land sales and private land releases in the broader east-coast precinct do occasionally introduce new supply, though these typically materialise as premium-positioned projects commanding higher per-square-foot pricing rather than direct competitors for mid-market two-bedroom units. The structural limitation on new supply in established neighbourhoods adjacent to existing MRT stations supports long-term capital value resilience for Pebble Bay; whilst cyclical property market fluctuations will inevitably occur, the shortage of comparable MRT-adjacent opportunities in the Tanjong Rhu catchment creates favourable demand conditions unlikely to be overwhelmed by competitive new supply within the 10 to 20 year holding horizon most owner-occupiers and investors contemplate.

Pebble Bay 2-Bed Condo S$2.6M - Tanjong Rhu, 3 Min to MRT