Type

Units

Min Area

Price Range

2 BR

936 sqft

From S$1.3XM

Property Highlights

Two-bedroom, two-bathroom unit at Bayshore Park priced at S$1,300,000 with 936 sqft of living space
Located just 400 metres from Bayshore MRT Station on the Thomson-East Coast Line, offering excellent connectivity
Positioned in a mature coastal precinct with established amenities and waterfront proximity
Mid-range pricing for the district appeals to upgraders and first-time premium buyers alike
Strong rental demand potential given proximity to MRT and established residential neighbourhood

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Ref: 500111979

Bayshore Park: A Coastal Sanctuary at S$1.3 Million

Bayshore Park represents a compelling proposition for buyers seeking quality residential accommodation in one of Singapore's more established maritime neighbourhoods. This two-bedroom, two-bathroom unit spans 936 square feet and is offered at S$1,300,000, positioning it as an accessible entry point into the larger Bayshore precinct for both owner-occupiers and property investors.

Location and Connectivity

Situated at 66 Bayshore Road, this residence benefits from proximity to Bayshore MRT Station on the Thomson-East Coast Line, located merely 400 metres or approximately five minutes' walk away. The TE29 station provides direct access to the island's broader transport network, connecting residents to business hubs, leisure destinations, and employment centres across Singapore. This accessibility significantly enhances the property's utility for commuters and elevates its attractiveness to tenants, should the owner consider leasing the unit in future.

The Bayshore area itself has matured over the past decade into a balanced residential community, combining waterfront appeal with urban convenience. The neighbourhood benefits from established infrastructure, including shopping facilities, dining options, and recreational spaces, making it a desirable address for families and professionals alike.

Property Specifications and Layout

The unit's 936 square feet of saleable area accommodates two generously proportioned bedrooms and two full bathrooms, providing flexibility for families, couples, or investors targeting the rental market. This configuration is particularly versatile, allowing for comfortable master and guest bedroom arrangements whilst maintaining dedicated bathroom facilities. The floorplan reflects contemporary residential design principles, balancing practical living zones with adequate personal spaces.

At this price point and size category, the property compares favourably with other offerings in the immediate vicinity. The per-square-foot valuation aligns with recent transactional evidence in the Bayshore locality, reflecting fair market pricing without the premium typically commanded by newer developments or units occupying superior stack positions.

Investment Considerations and Rental Potential

Buyers acquiring Bayshore Park as an investment vehicle should note the strong rental demand characteristics of this neighbourhood. Proximity to the MRT station, combined with the area's residential stability and established tenant base, typically supports rental yields in the region of four to five percent gross annually, depending on specific unit amenities and tenant profile. The two-bedroom configuration is particularly sought after in the rental market, appealing to young professional couples and small families unable or unwilling to commit to ownership.

Capital appreciation prospects remain steady rather than explosive, reflecting the area's mature market status. However, this stability offers reassurance to conservative investors prioritising yield over rapid capital gains. Long-term price appreciation has historically tracked inflation and general property market movements in Singapore, making such investments suitable for wealth preservation rather than speculative returns.

Buyer Profile Alignment

This property accommodates several distinct buyer categories effectively. First-time homebuyers entering the residential market at the premium end will find this unit accessible and well-positioned, offering established neighbourhood credentials and transport connectivity without the premium pricing of newer or more centrally located developments. Upgraders from smaller apartments seeking additional space and bathroom facilities will appreciate the layout's practicality and the area's mature amenities.

High-net-worth individuals seeking rental assets will recognise the stable yield potential and the MRT-adjacent location as qualities supporting consistent tenant occupancy. Investors already holding property portfolios may view this as a complementary acquisition within a diversified holdings strategy, leveraging the TE29 station's emerging significance as a secondary commercial and residential hub.

Financial Framework and Affordability

At S$1,300,000, the acquisition falls within loan eligibility parameters for most financial institutions, typically supporting debt servicing ratios (TDSR) of up to sixty percent. Prospective buyers should anticipate that mortgage financing at this level would require minimum equity deposits of twenty to twenty-five percent, translating to approximately S$260,000 to S$325,000 in initial capital. Total acquisition costs, including stamp duty and legal fees, would typically add between four and five percent to the purchase price.

Buyers acquiring this as a second property should factor Additional Buyer's Stamp Duty (ABSD) at rates of fifteen percent for Singapore permanent residents or twenty percent for foreign investors, significantly impacting overall acquisition cost and investment return calculations. These considerations warrant careful financial planning and consultation with qualified mortgage advisors prior to commitment.

Market Positioning and Comparable Developments

Bayshore Park occupies a distinctive middle market niche, positioned between newer launch developments commanding premium pricing and older stock requiring renovation. This positioning ensures competitive resale potential and broad buyer appeal across the market cycle. Recent comparable transactions in the immediate area suggest per-square-foot pricing ranging from S$1,300 to S$1,500 depending on unit age, condition, and floor level, positioning this offering competitively within that spectrum.

Competing developments in adjacent neighbourhoods such as Katong and Marina East offer alternative configurations and price points, though many command premiums reflecting either newer construction or enhanced amenities packages. Bayshore Park's valuation reflects established development credentials without contemporary pricing inflation, offering value-conscious buyers genuine opportunity.

Future Market Dynamics

The Thomson-East Coast Line's full completion and integration into the broader MRT network continues to enhance Bayshore Station's significance as a transport interchange. Future commercial and mixed-use development along the corridor may appreciate surrounding residential property values, though such appreciation typically materialises over extended timeframes rather than immediately. The current supply pipeline for new residential units in this district remains relatively modest, supporting steady price stability and rental demand resilience.

Bayshore Park represents a thoughtfully positioned acquisition for buyers seeking balanced lifestyle amenity, transport accessibility, and reasonable valuation within Singapore's competitive residential market. Its two-bedroom configuration, accessible pricing, and MRT proximity combine to create a compelling proposition worthy of serious consideration.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase this Bayshore Park unit as an investment?

Based on current market conditions in the Bayshore area, gross rental yields for two-bedroom units typically range between four and five percent annually. A property purchased at S$1,300,000 would generate estimated annual rental income of S$52,000 to S$65,000 depending on specific amenities, unit condition, and market positioning. The MRT proximity and established residential profile support consistent tenant demand, particularly from young professionals and couples, which stabilises yield expectations. However, investors should account for property tax, maintenance contributions, and potential vacancy periods when calculating net returns, which typically reduce gross yields by approximately one to one-and-a-half percentage points.

How does the S$1.3 million price compare to recent per-square-foot transactions in Bayshore?

Recent transactional evidence in the Bayshore neighbourhood indicates per-square-foot pricing generally ranging from S$1,300 to S$1,500, depending on factors including unit age, renovation status, floor level, and specific amenity access. At S$1,391 per square foot (calculated from S$1.3M ÷ 936 sqft), this property sits comfortably within the established market range, reflecting fair valuation without premium or discount positioning. Comparable two-bedroom units of similar vintage and condition in the immediate vicinity have achieved similar or marginally higher per-square-foot valuations, suggesting the asking price reflects realistic market expectations. Units commanding higher per-square-foot values typically benefit from superior floor stacks, unobstructed views, or substantially newer fit-out specifications.

What are the ABSD implications if I'm a second-property buyer acquiring this unit?

Additional Buyer's Stamp Duty rates apply at fifteen percent for Singapore permanent residents acquiring a second residential property and twenty percent for foreign investors, calculated on the purchase price of S$1,300,000. For a Singapore PR second-property purchase, ABSD would total S$195,000, whilst foreign investors face S$260,000 in ABSD liability on top of the purchase price. These substantial surtax obligations materially impact total acquisition cost and investment return calculations, effectively increasing the true acquisition cost to between S$1,495,000 and S$1,560,000 depending on buyer citizenship status. Investors must incorporate ABSD costs into their financial feasibility analysis and internal rate of return calculations, as these represent non-recoverable transaction costs that significantly erode early-year cash returns.

Is lease decay a concern for this property, and how might it affect future resale value?

This assessment requires clarification regarding the specific lease tenure of the Bayshore Park development—the available data does not specify whether this is a freehold or leasehold property. If Bayshore Park operates under a leasehold structure, typical Singapore condominium leases run for ninety-nine years from the development's acquisition of the underlying land. Assuming standard 99-year lease terms and that the development was completed within the last two decades, remaining lease periods should exceed seventy years, placing the property well outside the depreciation threshold typically applied by financial institutions at sixty-five years' remaining tenure. Should the lease tenure fall below these parameters, prospective buyers would face potential financing limitations and eventual lease decay impacting resale value significantly, typically reducing per-square-foot valuations by one to two percent per year as the lease duration shortens further.

How does the Bayshore MRT Station proximity influence demand and capital appreciation for this property?

Bayshore MRT Station's location 400 metres distant provides substantial amenity value, reducing commute times and transport costs for occupants whilst simultaneously broadening the tenant pool for investors. Properties within walking distance of MRT stations consistently command rental premiums of ten to fifteen percent compared to equivalently-sized units requiring transport connections, directly enhancing yield potential and tenant quality. The Thomson-East Coast Line's ongoing infrastructure development and integration with the broader network continues to elevate the station's significance, potentially supporting gradual capital appreciation as the transport corridor matures and attracts future commercial and mixed-use development. Historical evidence suggests MRT-proximate properties appreciate marginally faster than district averages during periods of infrastructure enhancement, though such benefits typically materialise over extended ownership timeframes of five to ten years rather than immediately post-acquisition.

Which buyer profiles are best suited to purchasing this Bayshore Park unit?

First-time premium homebuyers seeking established neighbourhood credentials, clear transport connectivity, and accessible valuation find this property particularly well-aligned with their requirements, offering entry into a mature precinct without the premium pricing commanded by newer developments. Upgraders transitioning from smaller apartments appreciate the two-bedroom configuration and dual-bathroom arrangement, providing enhanced family accommodation and guest entertainment capacity. Young professional couples and small families benefit from the MRT proximity and neighbourhood amenities, making this suitable for owner-occupation by this demographic. Conservative property investors targeting stable four to five percent yields prioritise this unit's established demand profile and rental market penetration rather than capital appreciation speculation. Existing portfolio holders diversifying holdings across secondary MRT corridors may view this as a complementary acquisition supporting portfolio geographic and income diversification, leveraging the developing transport hub significance.

What TDSR and financing considerations apply at the S$1.3 million price point?

At S$1,300,000, most financial institutions permit Total Debt Servicing Ratio calculations of up to sixty percent, accommodating monthly mortgage servicing obligations up to approximately S$6,500 to S$7,000 depending on existing debt commitments. A seventy-five percent loan-to-value mortgage at current interest rates (typically four-point-five to five percent) would require monthly repayments of approximately S$6,800 to S$7,200 over twenty-five-year terms, comfortably within sixty percent TDSR parameters for buyers with stable monthly household income exceeding S$11,000 to S$12,000. Equity requirements typically mandate minimum twenty to twenty-five percent deposits, translating to S$260,000 to S$325,000 in initial capital commitment plus four to five percent in acquisition costs (stamp duty, legal, and surveyor fees). Buyers should ensure adequate financing headroom above minimum TDSR thresholds to accommodate future interest rate increases, currently anticipated at marginal levels but historically volatile over extended mortgage periods.

How does Bayshore Park compare to nearby competing developments in terms of value proposition?

Competing developments in adjacent precincts such as Katong and Marina East typically command per-square-foot valuations ranging from S$1,500 to S$1,800, reflecting either newer construction, enhanced amenity packages, or more premium location positioning. Bayshore Park's S$1,391 per-square-foot pricing reflects established development credentials without contemporary construction premium inflation, offering approximately ten to fifteen percent valuation advantage compared to newer launches in neighbouring areas. However, certain competing developments may offer superior amenity suites, newer architectural standards, or enhanced parking provisions that justify premium positioning for buyers prioritising contemporary finishes. For investors prioritising rental yield generation and established tenant demand profiles, Bayshore Park's competitive valuation aligns with superior income return potential compared to newer developments commanding higher acquisition costs that subsequently compress yield percentages on rental income. The trade-off represents a choice between contemporary amenity appeal and financial efficiency—buyers must weigh personal preferences against investment mathematics.

Which unit stack or floor level within Bayshore Park offers optimal value consideration?

Lower-floor units (typically levels two to four) command per-square-foot discounts of three to five percent compared to mid-stack positions, reflecting privacy and view preferences, though these lower floors benefit from enhanced accessibility and reduced lift waiting times. Mid-stack levels (approximately floors six to twelve) typically command premium positioning, reflecting superior natural lighting, reduced noise intrusion, and psychological preference for elevation, justifying per-square-foot premiums of five to eight percent. Higher-floor units (level thirteen upward, depending on total development height) command the most substantial premiums, often exceeding ten percent per square foot, though such premiums increasingly diminish above mid-range heights as incremental view and privacy improvements flatten. Pragmatic buyers prioritising value should target mid-stack positions, which capture substantial quality-of-life benefits whilst avoiding premium pricing associated with extreme elevations; such units typically exhibit superior resale demand and rental appeal compared to lower-floor or extreme-height alternatives. Investors optimising yield should equally favour mid-stack positioning, as rental tenants demonstrate statistically equivalent satisfaction profiles whilst accepting marginally lower rental premiums compared to peak-floor units.

What future supply pipeline exists in the Bayshore and broader Thomson-East Coast corridor district?

The current residential development pipeline in the Bayshore and immediate adjacent areas remains relatively modest compared to other Singapore districts, with limited large-scale launches anticipated over the next three to five years. This constrained supply dynamic supports steady pricing stability and rental demand resilience, as organic household formation and population growth continue driving demand against relatively inelastic supply constraints. Future Mixed-use and commercial development along the Thomson-East Coast corridor may catalyse ancillary residential growth, though such projects typically require extended planning and construction horizons of five to ten years before market materialisation. The broader eastern corridor remains structurally undersupplied relative to western and central precinct inventory, suggesting medium-term capital appreciation potential for established residential holdings as transport infrastructure completion progressively enhances location desirability. Buyers acquiring Bayshore Park should benefit from this constrained supply environment, which typically supports gradual appreciation and consistent rental market resilience as competing new supply remains limited relative to organic demand growth.

2-Bed Bayshore Park Condo, S$1.3M | 936 sqft Near TE29