Type

Units

Min Area

Price Range

2 BR

1367 sqft

S$2.6M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$520K on this acquisition.
Located 3 min (270 m) from TE23 Tanjong Rhu MRT Station.

Price Trends & Rental Yield

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Pebble Bay: Waterfront Living at Tanjong Rhu

Pebble Bay represents a significant residential offering in one of Singapore's most coveted waterfront districts. Positioned along Tanjong Rhu Road, this condominium development captures the essence of contemporary urban living whilst maintaining proximity to some of the island's most desirable amenities and transport infrastructure. The development's strategic location places residents within walking distance of the Marina Bay precinct, a area that has experienced sustained capital growth over the past decade.

The address at 130 Tanjong Rhu Road positions Pebble Bay within a mature residential neighbourhood characterised by established infrastructure and strong community appeal. This particular stretch of the East Coast has evolved considerably, attracting both owner-occupiers seeking lifestyle benefits and savvy investors recognising the area's rental potential. The surrounding precinct combines waterfront tranquillity with urban convenience, creating a compelling proposition for discerning purchasers across multiple buyer profiles.

Transport Accessibility and MRT Connectivity

Pebble Bay enjoys exceptional proximity to Tanjong Rhu MRT Station on the TE line, situated merely 270 metres or approximately three minutes' walk away. This outstanding transport linkage fundamentally enhances the development's appeal to commuters, property investors, and young professionals seeking efficient connectivity to employment centres across Singapore. The TE line provides direct access to key business districts including Marina Bay, Raffles Place, and the Central Business District, whilst also connecting southward towards Changi and the eastern corridors.

The proximity to this MRT station has historically supported sustained rental demand and capital appreciation within the immediate precinct. Properties within three minutes' walking distance of mass rapid transit stations command measurable premiums in the Singapore market, reflecting the quantifiable value that reliable public transport infrastructure provides to both occupiers and investors. This transport advantage is particularly material when evaluating the development's suitability for investor-buyers prioritising tenant demand and yield characteristics.

Unit Configuration and Layout Flexibility

Pebble Bay offers a diverse range of unit types catering to different household compositions and lifestyle requirements. The development encompasses both compact configurations suitable for young professionals and first-time buyers, alongside more expansive residences designed for families and established purchasers. This variety in unit typology ensures the development attracts a broad cross-section of the Singapore residential market, supporting healthy take-up rates and sustained secondary market liquidity.

The architectural approach balances modern design sensibilities with practical living functionality, ensuring each unit maximises usable floor area and natural lighting. Open-plan living spaces, well-appointed kitchens, and flexible room configurations reflect contemporary living preferences whilst maintaining the flexibility necessary for diverse occupancy patterns. This thoughtful design philosophy contributes to the development's appeal across different buyer demographics and use cases.

Investment Profile and Rental Potential

For investors evaluating Pebble Bay, the development's positioning within a high-demand residential precinct supports compelling rental income characteristics. The catchment area surrounding Tanjong Rhu has consistently demonstrated strong tenant demand, driven by the combination of convenient MRT access, proximity to employment centres, and established lifestyle amenities. Properties within this district typically achieve competitive rental yields, particularly where unit configurations align with tenant preferences for two and three-bedroom configurations.

The development's proximity to Marina Bay and the wider East Coast precinct positions it within a district experiencing sustained institutional and retail investment. This surrounding activity has historically supported employment generation and population density increases that underpin rental demand growth. Investors considering Pebble Bay should factor the TE line's journey times to major employment centres when evaluating tenant pool characteristics and achievable rental rates for specific unit types.

Capital Appreciation and Market Positioning

Pebble Bay's waterfront positioning on Tanjong Rhu Road reflects the fundamental scarcity premium attached to waterfront properties in Singapore's constrained residential market. Properties with waterfront or water-adjacent characteristics have historically outperformed inland equivalents during market cycles, as the supply of such holdings remains structurally constrained. The development's location thus provides inherent structural support for long-term capital preservation and appreciation potential.

The East Coast precinct has experienced meaningful capital growth over the preceding decade, with established residential developments demonstrating sustained property price momentum. This area benefits from careful urban planning that preserves its residential character whilst permitting selective intensification of commercial and lifestyle uses. Such planning certainty typically supports purchaser confidence and investor conviction in the medium to long-term resilience of property valuations.

Amenities and Lifestyle Infrastructure

The immediate environs surrounding Pebble Bay offer comprehensive lifestyle infrastructure reflecting the maturity and sophistication of the Tanjong Rhu precinct. Residents benefit from proximity to waterfront dining establishments, established retail facilities, and recreational amenities integrated throughout the East Coast area. The location's proximity to Marina Bay further extends the available lifestyle offerings, placing luxury shopping, cultural venues, and waterfront attractions within convenient reach.

Educational institutions, healthcare facilities, and professional services are well-represented throughout the surrounding district, supporting the appeal of the area to families and established households. This comprehensive amenity ecosystem contributes materially to the development's appeal across different buyer categories and use cases, supporting both owner-occupancy and investment demand trajectories.

Pricing and Market Positioning

Pebble Bay's pricing reflects both the development's premium waterfront location and the current valuation trajectory of properties within the Tanjong Rhu precinct. Properties within this district command valuations aligned with their transport accessibility, waterfront positioning, and location within a sustained-growth residential neighbourhood. Prospective purchasers should evaluate pricing against comparable waterfront developments and inland equivalents to establish appropriate valuation benchmarks.

Market conditions for residential properties in this category have remained relatively steady, with selective developments achieving sustained sales momentum. The combination of MRT accessibility, established precinct characteristics, and waterfront location has historically supported pricing resilience and investor interest across multiple market cycles.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing at Pebble Bay?

Rental yield at Pebble Bay typically ranges between 3% and 4.5% gross depending on unit configuration, floor level, and view orientation. The development's proximity to Tanjong Rhu MRT Station and the established nature of the surrounding residential precinct support consistent tenant demand from young professionals and relocating executives seeking convenient MRT access to Marina Bay and the CBD. Investors should expect that two-bedroom units generally command higher per-square-foot rental rates than larger configurations, whilst the MRT proximity commands a tangible rental premium compared to inland equivalents in the same district. Actual yield realisation depends on purchase price, maintenance costs, and property management efficiency, so investors should factor these elements when evaluating expected returns.

How does Pebble Bay's per-square-foot pricing compare to recent transactions in Tanjong Rhu?

Properties in the immediate Tanjong Rhu precinct have traded at per-square-foot values ranging between S$1,400 and S$1,900 depending on unit age, view quality, and amenity offerings. Pebble Bay's waterfront positioning typically commands valuations towards the upper end of this spectrum, reflecting the scarcity premium attached to water-adjacent residential stock in Singapore. Recent comparable transactions in the immediate vicinity suggest the development aligns with market expectations for contemporary waterfront condominiums with MRT accessibility, though floor level, unit condition, and view orientation create meaningful variation across individual units. Prospective purchasers should commission professional valuation advice to establish whether specific unit offerings represent fair value against identified comparables within the 500-metre radius of Tanjong Rhu Station.

What are the Additional Buyer's Stamp Duty implications for second-property purchases at Pebble Bay?

Singapore Citizens purchasing a second residential property at Pebble Bay will incur Additional Buyer's Stamp Duty at the current rate of 20% applied to the purchase price. For a property valued at S$2.6 million, this translates to approximately S$520,000 in ABSD liability, materially impacting total acquisition costs and required capital. This duty applies in addition to standard Buyer's Stamp Duty, conveyancing fees, and other transaction costs, so second-property purchasers should model total acquisition costs at approximately 23% to 25% above the headline purchase price. First-time buyers and non-citizen investors face significantly lower stamp duty burdens, making Pebble Bay relatively more attractive for these buyer categories. Purchasers should engage qualified tax advisors to explore any available exemptions or strategies before committing to a transaction.

As a leasehold property, how does lease decay affect Pebble Bay's resale value and investment returns?

Pebble Bay's lease tenure fundamentally shapes its long-term investment characteristics and resale marketability, particularly as the property ages beyond 30 years. Properties with significantly depleted lease periods typically experience pronounced valuation discounts, reducing both achievable selling prices and rental income as prospective tenants and purchasers demand improved yield or pricing adjustments for refinancing risks. Most institutional investors and mortgage lenders impose strict lease-length parameters, with properties dropping below 60 years' remaining tenure typically facing reduced financing availability and investor appetite. For Pebble Bay purchasers, lease decay becomes increasingly material after the first 15 to 20 years of ownership, with capital values typically declining more sharply once the property falls below 50 years' remaining term. Investors should factor anticipated lease-decay impact when projecting long-term hold returns and exit timeframes.

How does proximity to Tanjong Rhu MRT Station drive long-term demand and capital appreciation at Pebble Bay?

The three-minute walking distance to TE23 Tanjong Rhu MRT Station represents a material demand driver and valuation support for Pebble Bay, as properties within this proximity typically outperform inland equivalents during market cycles. MRT-adjacent properties benefit from measurable premiums reflecting the convenience value of direct mass rapid transit connectivity, reduced reliance on private transport, and predictable commute times to major employment centres. Historical analysis of Singapore's residential market demonstrates that properties within 300 metres of operating MRT stations command sustained rental demand and maintain better capital value stability during market corrections. The TE line's connectivity to Marina Bay, Raffles Place, and beyond enhances Pebble Bay's appeal to commuting tenants and owner-occupiers, supporting both rental market momentum and secondary-market liquidity. As Singapore's population ages and environmental consciousness increases, this MRT accessibility advantage is likely to strengthen rather than diminish over the medium to long term.

Is Pebble Bay suitable for first-time buyers, upgraders, HNW purchasers, and investors alike?

Pebble Bay's diverse unit configurations and waterfront positioning create genuine appeal across multiple buyer demographics, though each category should evaluate suitability against distinct criteria. First-time buyers benefit from the development's MRT accessibility, established precinct infrastructure, and opportunity to acquire waterfront exposure at more moderate price points than comparable developments further inland, though they should carefully model financing capacity and stress-test mortgage serviceability. Upgraders moving from existing properties appreciate the enhanced living standards, waterfront position, and proximity to established lifestyle amenities that the location offers relative to older housing stock. HNW purchasers seeking trophy assets value the waterfront positioning, prestige address, and capital preservation characteristics of the development, though they may prioritise view quality and bespoke unit configurations over investment yield. Investor-buyers focus on rental yield, tenant demand, and capital appreciation potential, all of which Pebble Bay supports through its MRT proximity and established precinct characteristics, though they should model yields carefully against their required hurdle rates.

What Total Debt Servicing Ratio and financing headroom should buyers expect at typical Pebble Bay price points?

For properties valued at S$2.6 million, TDSR constraints typically emerge as a primary financing consideration, with most lenders applying TDSR caps of 60% for salaried employees and 30% to 50% for self-employed purchasers. A S$2.6 million purchase typically requires a minimum down payment of 25% (approximately S$650,000) with mortgage financing of approximately S$1.95 million, generating monthly mortgage obligations of roughly S$10,000 to S$12,000 at current prevailing rates of 3.5% to 4%. Purchasers must demonstrate monthly household income of approximately S$17,000 to S$20,000 to comfortably service this debt under TDSR constraints whilst maintaining adequate headroom for other financial obligations. First-time buyers should stress-test their financing capacity against interest rate increases of 0.5% to 1.0%, as even modest rate increases materially impact monthly serviceability. Engaging mortgage advisors early in the purchasing process helps identify available loan products and optimal financing structures before making purchase commitments.

How does Pebble Bay compare to nearby competing waterfront and MRT-adjacent developments?

Pebble Bay competes directly with other contemporary waterfront developments in the immediate Tanjong Rhu and East Coast precincts, including both newly launched projects and established buildings with longer track records. Newer competing developments may offer enhanced architecture, modern amenity offerings, and longer lease periods, potentially commanding modest premiums for these features, whilst Pebble Bay may offer better value if purchased during earlier development phases. Established competitors within the precinct provide tangible evidence of achievable rental yields and capital appreciation trajectories, though aged buildings may face lease-decay concerns and deferred maintenance costs that impact total cost of ownership. MRT-adjacent inland developments in the broader East Coast region typically price at 15% to 25% discounts to waterfront equivalents, reflecting the scarcity premium attached to water-adjacent positioning. Prospective purchasers should conduct detailed comparable analysis across multiple competing developments to establish whether Pebble Bay represents superior value relative to alternative investment or owner-occupancy opportunities within the same district.

Which unit stack levels or floor positions offer the best value proposition at Pebble Bay?

Lower to mid-level units (floors 3 to 8) typically offer superior value relative to premium higher floors, as they command modest valuation discounts whilst maintaining excellent MRT accessibility and precinct amenity connectivity that characterise the development. These levels avoid the significant pricing premiums attached to high floors and panoramic views, which often exceed the incremental utility and rental income upside that such positioning delivers. Mid-stack positioning also benefits from optimal lift accessibility, reduced exposure to wind and weather, and more relatable pricing for owner-occupants and mainstream rental tenants compared to prestigious penthouses or premium sky-facing units. Ground-floor and podium-level units should be evaluated carefully, as they may face noise exposure from common areas or street-level activity, potentially reducing both rental appeal and long-term capital appreciation. Corner units and those with water-facing aspects typically command meaningful premiums that may or may not translate into proportional rental income improvements, so investors should carefully analyse whether these premiums justify expected yield impacts before prioritising such positions.

What is the future supply pipeline for residential development in the Tanjong Rhu and East Coast district?

The Tanjong Rhu and immediate East Coast precinct remain relatively supply-constrained, as most available land has been developed into mature residential and mixed-use communities over the preceding two decades. Singapore's planning framework carefully manages residential supply to maintain community character whilst supporting gradual housing stock renewal, meaning new residential completions in this specific precinct are likely to remain limited relative to other districts. Broader East Coast and Marina Bay adjacent precincts may experience selective intensification through en-bloc redevelopment or mixed-use projects, though such activity typically unfolds over extended timeframes and requires complex land assembly and regulatory processes. The relative scarcity of vacant development land in the immediate vicinity supports long-term supply constraints that should underpin pricing resilience and investor conviction in the area's fundamentals. Prospective purchasers should recognise that future supply limitations within this specific micro-location enhance the relative attractiveness of existing established developments like Pebble Bay, as alternative competitive new supply remains unlikely to materialise in the immediate term.

Pebble Bay, 130 Tanjong Rhu Road — From S$2.6M