Type

Units

Min Area

Price Range

2 BR

1378 sqft

S$2.7M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$2.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$530K 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 stands as a distinguished residential development situated along Tanjong Rhu Road, one of Singapore's most coveted waterfront addresses. The condominium occupies a prime position in a mature, tree-lined neighbourhood that has long attracted affluent families and discerning investors seeking a retreat from the bustle of central Singapore. With direct proximity to the water and generous landscaping throughout the grounds, the development embodies the essence of tranquil, upmarket east-coast living.

Location and Connectivity

The development benefits from exceptional transport connectivity, positioned merely 270 metres—approximately a 3-minute walk—from TE23 Tanjong Rhu MRT Station on the Thomson–East Coast Line. This strategic placement ensures seamless access to the island's employment hubs, shopping districts, and leisure destinations, whilst the immediate neighbourhood retains a serene, low-density character. The proximity to Marina Bay, the Singapore Sports Hub, and Kallang Park further enriches the lifestyle appeal for residents who value both convenience and natural amenities.

Tanjong Rhu has emerged as a sought-after address precisely because it balances accessibility with exclusivity. Rather than being nestled in a remote corner, the area enjoys direct MRT connectivity without sacrificing the sense of space and greenery that defines quality suburban living. This intersection of urban convenience and residential tranquility has historically supported strong capital appreciation across the neighbourhood.

Development Characteristics

Pebble Bay comprises spacious residential units configured across multiple bedroom counts, with generous floor plates that reflect contemporary design principles. The architecture and landscaping emphasise a harmonious relationship with the surrounding environment, incorporating water views and mature greenery into the overall residential experience. Many units are positioned to maximise natural light and ventilation, whilst corner units and higher-level apartments command particularly attractive vistas across the bay and surrounding precinct.

The development's overall design philosophy prioritises resident amenities and common facilities that encourage a cohesive community atmosphere. Thoughtful attention to layout and finishes ensures that units appeal to a broad spectrum of homebuyers, from young upgraders stepping into the luxury market through to high-net-worth individuals seeking a sophisticated waterfront address.

Investment Potential and Market Demand

Pebble Bay attracts a diverse buyer profile. Owner-occupiers drawn to the waterfront setting, mature neighbourhood character, and excellent MRT connectivity form the core of the market. Simultaneously, investors recognise the area's resilience: Tanjong Rhu has demonstrated consistent demand and capital growth over multiple property cycles, underpinned by limited supply, strong rental demand from expatriates and corporate tenants, and the area's status as a de facto luxury residential enclave.

The waterfront positioning and proximity to recreational facilities such as the East Coast Park and sports amenities provide compelling lifestyle narratives that support rental appeal. Properties in this catchment typically command premiums on a per-square-foot basis relative to non-waterfront condominiums, with rental yields reflective of the desirability and demographic profile of tenant demand in the eastern corridor.

Financing and Purchase Considerations

For prospective purchasers, particularly those acquiring a second residential property, the Additional Buyer's Stamp Duty (ABSD) regime warrants careful consideration. A Singapore Citizen purchasing a second residential property faces an ABSD liability of 20% on the purchase price above the first S$180,000, materially increasing the overall acquisition cost. This fiscal consideration often influences purchase timing and negotiating strategy, particularly for investors evaluating the development against alternative opportunities.

The price points across Pebble Bay's available units typically position the development within reach of high-net-worth individual and institutional investor parameters, though the specific financing headroom will depend on individual unit configuration and prevailing bank valuations. Prospective buyers are advised to engage with financial advisors to model Debt-to-Service Ratio (TDSR) implications and ensure loan-to-value ratios align with current lending criteria.

Competitive Context

Within the broader Tanjong Rhu and east-coast residential market, Pebble Bay competes with a limited number of established, low-density developments. The area does not experience the sustained new-build pipeline seen in emerging residential precincts such as Tampines or Jurong; instead, supply is constrained by land scarcity and heritage considerations. This structural supply constraint has historically supported price resilience and capital appreciation for well-located, well-maintained properties in the vicinity.

Compared to newer developments in emerging areas, Pebble Bay's competitive advantage lies in its established status, mature landscaping, established community, and waterfront positioning. Whilst newer projects may offer contemporary finishes and smart-home integration, they often lack the neighbourhood maturity and natural amenities that characterise Tanjong Rhu.

Future Outlook for the District

The Thomson–East Coast Line's completion has catalysed renewed interest in the eastern corridor, with Tanjong Rhu emerging as a particular beneficiary due to its waterfront character and proximity to recreational infrastructure. Forward-looking capital appreciation projections for the area remain constructive, supported by limited new supply, strong regional demand, and the enduring appeal of waterfront living to affluent buyer cohorts.

As Singapore's central business district becomes increasingly congested and expensive, satellite luxury residential precincts such as Tanjong Rhu are likely to benefit from migration patterns amongst high-net-worth individuals and corporate expatriates seeking spacious, serene addresses with modern connectivity. This secular demographic trend underpins medium to long-term demand fundamentals for properties within Pebble Bay and the broader neighbourhood.

Frequently Asked Questions

What rental yield might an investor expect from a Pebble Bay unit purchased as an investment property?

Rental yields for waterfront condominiums in the Tanjong Rhu precinct typically range from 2.5% to 3.5% per annum on a gross basis, with yields influenced by unit size, floor level, view orientation, and prevailing rental market conditions. The development's proximity to the TE23 MRT Station and established neighbourhood appeal attract a steady stream of expatriate tenants and corporate housing demand, supporting consistent rental income. However, actual yield realisation depends on individual unit positioning, lease structure, and the investor's ability to command premium rental rates for units with superior views or corner configurations. Investors should model yield scenarios conservatively and account for property tax, maintenance fees, and insurance costs when calculating net returns.

How do Pebble Bay's pricing and per-square-foot rates compare to recent transactions in Tanjong Rhu and nearby developments?

Waterfront properties in the Tanjong Rhu area command price premiums ranging from 15% to 25% relative to comparable non-waterfront condominiums in the eastern corridor, with per-square-foot rates typically hovering between S$3,200 and S$3,800 depending on unit size, condition, and view exposure. Pebble Bay's established status, mature landscaping, and bay-view positioning place it in the upper quartile of the Tanjong Rhu market, with pricing reflective of its scarcity value and desirability amongst luxury homebuyers. Recent transaction activity in nearby developments such as the Pinnacle@Duxton and other east-coast addresses indicates sustained demand for premium residential units in well-connected, low-density precincts, supporting the development's market positioning. Prospective purchasers are encouraged to obtain a professional valuation to benchmark proposed purchase prices against recent comparable transactions in the immediate locality.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen buying a second residential property at Pebble Bay?

A Singapore Citizen purchasing a second residential property faces an ABSD liability of 20% on the purchase price amount exceeding S$180,000. For a unit priced at S$2.65 million, the ABSD payable would be 20% × (S$2.65M − S$180,000) = approximately S$494,000, materially elevating the total acquisition cost. This significant fiscal burden often influences purchase timing, negotiating strategy, and overall investment returns, particularly for investors evaluating Pebble Bay against alternative opportunities in lighter-taxed categories such as new launch developments or upgrading scenarios. Prospective second-property buyers should engage with tax advisors or legal consultants to explore potential exemptions, timing optimisation, or alternative structuring strategies that may mitigate ABSD exposure within the bounds of prevailing regulatory frameworks.

Is there a lease decay risk for Pebble Bay units, and how might it affect long-term resale value?

The lease tenure structure of Pebble Bay units (whether 99-year or 999-year leasehold, or Freehold) fundamentally influences long-term resale dynamics and investor risk profiles. Units on 99-year leases will eventually experience lease decay as the tenure approaches expiration, potentially depressing resale values amongst risk-averse buyer cohorts concerned about financing viability or long-term holding periods. Conversely, units on 999-year leases or held under Freehold title enjoy structural longevity that obviates decay concerns and typically command premium valuations. Prospective purchasers should verify the specific lease tenure of any unit before committing to purchase and understand the implications for their intended holding period, financing eligibility, and future marketability. For investors, units with longer tenures (999-year or Freehold) offer superior risk-adjusted returns and easier exit optionality compared to conventional 99-year leasehold properties.

How does proximity to TE23 Tanjong Rhu MRT Station affect demand and capital appreciation for Pebble Bay?

The Thomson–East Coast Line's integration of Tanjong Rhu MRT Station has materially enhanced connectivity and accessibility for the development, reducing travel times to central business districts, shopping destinations, and leisure precincts across the island. This improved transport connectivity has historically correlated with stronger demand and capital appreciation for residential properties within the immediate MRT catchment, as buyer cohorts place increasingly high value on time-efficient commuting to work and lifestyle venues. The 3-minute walking distance from Pebble Bay to the station positions the development optimally within the MRT's accessibility sphere, likely supporting sustained demand from upgraders and investors seeking a balance between urban convenience and residential tranquility. Forward-looking capital appreciation for Pebble Bay is likely to benefit from any future intensification of development around the MRT node, whilst the constraint of waterfront land limiting further development in the immediate vicinity provides a structural valuation floor.

Which buyer profiles are most suited to Pebble Bay, and why?

Pebble Bay appeals to multiple buyer cohorts across the wealth spectrum. High-net-worth individuals seeking a luxury waterfront address with established neighbourhood credentials and mature landscaping form the primary owner-occupier demographic. Young upgraders transitioning from smaller properties or suburban HDB flats to the luxury condominium market are attracted by the accessible MRT connectivity and lifestyle amenities, particularly if they prioritise outdoor space and bay-view aesthetics. First-time luxury buyers entering the condominium market often view Pebble Bay favourably due to the neighbourhood's established reputation and the relative simplicity of security and facilities management compared to landed properties. Investors—both local and expatriate—recognise the development's rental demand resilience, limited supply dynamics, and capital appreciation potential, making it an attractive vehicle for wealth diversification and passive income generation. Expatriate tenants and corporate housing departments represent a substantial component of rental demand in the precinct, underpinning investment yield profiles and market liquidity.

What TDSR and financing headroom should prospective buyers model for Pebble Bay unit prices?

Debt-to-Service Ratio (TDSR) calculations for Pebble Bay properties typically assume borrowing costs at prevailing mortgage rates (currently in the region of 3.5% to 4.5% per annum, though rates fluctuate with central bank policy) against a maximum TDSR threshold of 55% for eligible borrowers. For a unit priced at S$2.65 million with a typical 30% down payment (S$795,000), the mortgage quantum would be approximately S$1.855 million, requiring monthly debt servicing of around S$9,500 to S$10,500 at prevailing rates. A borrower would need to demonstrate monthly income of approximately S$17,000 to S$19,000 to comfortably satisfy TDSR requirements, placing Pebble Bay units comfortably within reach of high-income household and established investors with significant asset bases. Prospective purchasers are advised to pre-engage with banks to understand individual borrowing capacity, prevailing loan-to-value ratios, and any impact of concurrent liabilities before finalising purchase offers.

How does Pebble Bay compare to other established east-coast residential developments?

Pebble Bay's competitive positioning within the east-coast residential market is underpinned by its waterfront location, mature greenery, established community, and proximity to the newly completed Thomson–East Coast Line. Comparable developments in the vicinity—such as other Tanjong Rhu properties or developments in nearby Katong and East Coast Road—often lack the waterfront designation or occupy less prominent MRT-adjacent positions. Newer developments in emerging precincts such as Tampines or Pasir Ris may offer more contemporary finishes and smart-home integration but typically lack the neighbourhood maturity, heritage, and natural amenities that characterise Pebble Bay. The development's scarcity value—constrained by limited waterfront land availability in a mature residential enclave—provides a structural competitive moat relative to projects in areas with greater supply elasticity. For purchasers prioritising established community cohesion, proven market liquidity, and proven capital appreciation track records, Pebble Bay's positioning often favours it over speculative new-launch developments in emerging areas.

Which unit stacks, floor levels, or configurations typically offer the best value at Pebble Bay?

Unit value optimisation at Pebble Bay depends on individual buyer preferences and investment criteria. Higher-floor units typically command premiums of 10% to 15% relative to lower-level equivalents due to superior views, reduced ambient noise, and enhanced privacy—a premium that may not always be justified from a pure yield perspective for investors prioritising rental income over capital appreciation. Mid-level units (typically floors 5 to 15) often represent optimal value propositions, offering improved sightlines and view exposure relative to lower-level units whilst avoiding the typically inflated pricing of penthouses and uppermost floors. Corner units and units with bay-view exposure command significant premiums reflecting their superior aesthetic appeal and scarcity—a premium that is often well-justified for owner-occupiers but may prove harder to recover for investors if rental tenants are indifferent to view orientation. Prospective purchasers should prioritise overall unit layout, natural light, and access to communal facilities alongside view and floor-level considerations when evaluating value propositions across Pebble Bay's portfolio.

What is the future residential supply pipeline for the Tanjong Rhu area, and how might it affect Pebble Bay's capital appreciation?

The Tanjong Rhu and east-coast residential precincts are characterised by extremely constrained new supply, with limited developable land available due to heritage conservation, waterfront designation, and the area's mature residential character. Unlike emerging precincts such as Jurong or Tengah that are experiencing substantial new-build pipelines, Tanjong Rhu's supply dynamics are dominated by resales of existing stock and occasional redevelopment of aged properties—a scarcity dynamic that historically supports capital appreciation and price resilience. The completion of the Thomson–East Coast Line may stimulate selective redevelopment or upgrading of older properties in the vicinity, but large-scale new supply remains highly unlikely given planning constraints and land scarcity. This structural supply constraint represents a significant long-term valuation advantage for Pebble Bay, as new-build competition is unlikely to materialise and demand from affluent upgraders and investors is likely to exceed available stock across cycles. Prospective purchasers should view Pebble Bay's appreciation potential as supported by fundamental supply-demand imbalances rather than transitory market sentiment, providing confidence in long-term value preservation and growth.

Pebble Bay — From S$2.7M