Type

Units

Min Area

Price Range

4+ BR

1475 sqft

From S$3.0XM

Property Highlights

Spacious 4-bedroom, 3-bathroom unit spanning 1,475 sqft in established beachside enclave
Prime location just 240 metres from Bayshore MRT Station on the Thomson-East Coast Line
Priced at S$3,050,000 with strong capital appreciation potential in sought-after East Coast district
Ideal for upgraders and high-net-worth families seeking modern amenities and waterfront proximity
Well-positioned for both owner-occupation and long-term investment in maturing residential corridor

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Ref: 500140804

Costa Del Sol: A Premium East Coast Residence Near Bayshore MRT

Costa Del Sol stands as a compelling residential offering in Singapore's dynamic East Coast precinct, located at 68 Bayshore Road. This four-bedroom, three-bathroom condominium commands a price of S$3,050,000 and occupies 1,475 square feet of thoughtfully designed living space. The property's positioning within this established district places it at the intersection of modern urban convenience and proximity to water-facing amenities that define the area's appeal.

Location and Transport Connectivity

The unit's greatest locational advantage lies in its extraordinary proximity to Bayshore MRT Station, situated merely 240 metres away on foot. This Thomson-East Coast Line interchange represents a transformative piece of infrastructure that has fundamentally reshaped commuting patterns across the eastern corridor. Residents benefit from rapid access to the Central Business District via the TEC line, whilst connections to the broader MRT network open pathways across the entire island within 30 to 40 minutes. The walkability to this modern station elevates the property's appeal for working professionals and families who prioritise seamless transport integration.

Property Configuration and Internal Layout

The 1,475 square feet floor plate accommodates four distinct bedrooms alongside three full bathrooms, a configuration that addresses the spatial requirements of upgraded households and growing families. This generous per-unit area allows for a more considered approach to room separation and private spaces than typical three-bedroom offerings in comparable price brackets across the East Coast. The three-bathroom provision—rather than the conventional two—eliminates morning scheduling friction and adds material convenience for households with multiple occupants or frequent guests. Such proportioning indicates a developer philosophy oriented toward comfort and liveability rather than maximum density extraction.

Market Context and Pricing Perspective

At S$3,050,000, the property positions itself within the upper-middle band of condominium pricing for established East Coast developments. Recent transacted prices in the Bayshore precinct have averaged between S$2,000 and S$3,500 per square foot, depending on floor level, unit orientation, and specific building amenities. This unit's price equates to approximately S$2,065 per square foot, placing it competitively within the recent range and suggesting balanced valuation relative to comparable sales within a 500-metre radius. The pricing reflects both the tangible benefit of MRT proximity and the established nature of this residential corridor, where supply constraints and continuing infrastructure investment have sustained buyer interest across price cycles.

Suitability for Different Buyer Profiles

This property appeals distinctly to the upgrader demographic—households moving from a three-bedroom executive condominium or smaller four-bedroom unit seeking enhanced space, additional bathrooms, and a more mature residential setting. High-net-worth family buyers also represent a natural constituency, particularly those who value East Coast living, appreciate MRT accessibility for reducing household vehicle dependency, and wish to retain optionality around rental strategies should circumstances evolve. First-time buyers at this price point typically represent either high-earning professional couples or families with substantial downpayment reserves; the property's spaciousness and transport position make it defensible on resale, though it sits above the segment where maximum leverage benefits accrue. Investors may find merit in the rental yield profile and capital appreciation trajectory, though the entry price demands careful financing assessment against expected rental income.

Investment Yield and Rental Dynamics

Comparable four-bedroom units in the East Coast and Bayshore vicinity have demonstrated gross rental yields between 2.8 and 3.5 percent, translating to annual rental income in the range of S$85,000 to S$107,000 for a property at this price point. Net yields, after accounting for maintenance charges typically between S$600 and S$800 monthly, property tax, and agent commissions, typically compress to 2.2 to 2.8 percent depending on tenant mix and lease length negotiated. The Thomson-East Coast Line's completion has strengthened tenant demand markedly, as expatriate families and young professionals increasingly favour locations with direct MRT connectivity; this fundamentally improves both achievable rental rates and tenant quality. Long-term capital appreciation in the East Coast corridor has historically outpaced inflation by 1 to 2 percent annually over ten-year cycles, supporting a mixed investment thesis combining moderate current yield with gradual capital growth.

Financing and TDSR Considerations

At S$3,050,000, this property sits above the threshold where many first-time buyers access maximum leverage, though established homeowners downsizing from larger properties or upgraders refinancing existing equity positions typically achieve 70 to 75 percent loan-to-value ratios with competitive bank pricing. The Total Debt Service Ratio (TDSR) ceiling of 60 percent means that purchasers require gross household monthly income of approximately S$16,000 to S$17,000 to service a S$2.3 million mortgage at current rates near 4.0 percent, assuming a 25-year tenure and excluding other debt obligations. Buyers without prior property ownership enjoy maximum flexibility here, though those holding an existing residential property face Additional Buyer's Stamp Duty at 15 percent on the purchase price, equating to approximately S$457,500—a material consideration that should inform total acquisition cost analysis and financing headroom calculations.

Leasehold Tenure and Capital Preservation

Most condominiums in the Costa Del Sol's age cohort operate on 99-year leasehold tenure from the Government Land Lease commencement date. At typical development ages in this East Coast precinct, units currently enjoy between 92 and 97 years of remaining tenure, positioning them outside the acute decay phase that typically accelerates beyond 80 years remaining. Financial institutions and prospective purchasers apply minimal present-value discount at this tenure stage, and resale marketability remains robust across the full 15 to 20-year holding horizon typical for owner-occupiers. However, purchasers holding for 30+ years should model the eventual lease decay trajectory, as properties approaching 60 years remaining tenure begin experiencing measurable valuation compression unless en bloc redevelopment emerges as a realistic prospect.

Competitive Positioning Within the District

The East Coast residential corridor encompasses several competing developments across the S$2.5 to S$3.5 million four-bedroom segment, including established projects closer to East Coast Park and newer launches in proximity to Kallang and Geylang. Costa Del Sol's primary differentiation stems from its immediate MRT station position—a 240-metre walk represents a decisive convenience advantage over developments 800 metres to 1.2 kilometres distant. Comparable projects in the immediate catchment typically command pricing within five to ten percent of this property's valuation, suggesting appropriate market positioning rather than premium or discount territory. The waterside location and parking provision further contribute to appeal relative to more densely developed inland alternatives competing for similar buyer demographics.

District Supply Pipeline and Future Demand

The East Coast planning precinct faces constrained new residential supply through 2026, as large-scale redevelopment parcels have already been substantially developed or absorbed into commercial or mixed-use frameworks. The Government's broader residential development strategy increasingly focuses on emerging precincts like Jurong Lake District and northern expansions, implying that established East Coast locations may experience sustained demand-to-supply tension supporting prices. Infrastructure maturation—particularly the TEC line's full operationalisation—typically drives secondary waves of capital appreciation among existing residential stock as connectivity benefits compound over three to five-year periods post-opening. Properties positioned as early beneficiaries of major transport infrastructure completion historically demonstrate outperformance relative to the broader market during the five years following full service launch.

Conclusion

Costa Del Sol at 68 Bayshore Road represents a thoughtfully configured residential option for buyers seeking the combination of spacious family-oriented design, premium East Coast positioning, and transformative MRT accessibility. The S$3,050,000 price reflects fair market valuation within the recent comparable sales range, whilst the property's four-bedroom, three-bathroom layout and 1,475 square feet accommodate multiple buyer archetypes from upgraders through high-net-worth households to disciplined investors. Transport connectivity, competitive positioning within the district, and constrained future supply support a constructive medium-term appreciation outlook, though prospective purchasers should carefully model financing capacity, lease tenure implications, and rental yield expectations against their specific investment objectives and holding horizons.

Frequently Asked Questions

What rental yield can I expect from Costa Del Sol at the current S$3.05M asking price?

Based on recent comparable four-bedroom lettings in the Bayshore precinct, gross rental yields typically range between 2.8 and 3.5 percent, translating to annual rental income of approximately S$85,000 to S$107,000 for a property at this valuation. Net yields, after deducting maintenance charges (typically S$600–S$800 monthly), property tax, and agent commissions, compress to approximately 2.2 to 2.8 percent depending on lease length and tenant quality achieved. The Thomson-East Coast Line's completion has materially strengthened tenant demand in the immediate Bayshore corridor, as expatriate families and young professionals now actively seek MRT-proximate locations; this has both lifted achievable rental rates and improved tenant retention quality, supporting the upper end of the yield range over the medium term.

How does Costa Del Sol's price per square foot compare to recent transactions in the Bayshore area?

Costa Del Sol's asking price of S$3,050,000 translates to approximately S$2,065 per square foot across its 1,475 square feet floor plate. Recent comparable transactions in the immediate Bayshore precinct have ranged between S$2,000 and S$3,500 per square foot depending on floor level, unit orientation, and specific amenity packages offered; this unit's per-square-foot valuation accordingly positions it competitively within the recent range as a fair-market offering rather than a premium or discounted proposition. The East Coast corridor has historically achieved price appreciation of 1 to 2 percent above inflation over extended holding cycles, suggesting that entry at current market-rate valuations typically provides reasonable capital preservation dynamics even without exceptional appreciation.

What is the Additional Buyer's Stamp Duty impact if this is my second property purchase?

If Costa Del Sol represents your second or subsequent residential property acquisition, Additional Buyer's Stamp Duty applies at 15 percent on the entire purchase price, equating to approximately S$457,500 on a S$3,050,000 transaction. This material additional cost fundamentally impacts total acquisition expenses and required capital reserves, effectively increasing the true cost of entry by 15 percent beyond the headline purchase price. Prospective second-property buyers must factor this ABSD liability into financing headroom calculations and investment return modelling, as it materially affects the equity injection required and the baseline holding period needed to recover transactional costs through capital appreciation or rental yield accumulation.

What is the remaining lease tenure, and how does it affect future resale value?

Costa Del Sol, being an established East Coast development, typically operates on a 99-year leasehold tenure from Government Land Lease commencement. Most units in this age cohort retain approximately 92 to 97 years of remaining tenure, positioning them outside the acute lease-decay phase that typically accelerates measurably beyond 80 years remaining. Financial institutions apply minimal present-value discount at this tenure stage, and resale marketability remains robust across the full 15 to 20-year holding horizon typical for owner-occupiers; however, purchasers contemplating 30+ year holding periods should model lease decay trajectory, as properties approaching 60 years remaining tenure begin experiencing compression in achievable valuation unless en bloc redevelopment emerges as a realistic prospect within the precinct.

How does proximity to Bayshore MRT Station influence demand and capital appreciation?

The 240-metre walk to Bayshore MRT Station represents a decisive locational advantage, as direct MRT accessibility has been proven across Singapore to command sustained tenant and buyer demand premiums of 5 to 12 percent relative to comparable properties 800+ metres from nearest stations. The Thomson-East Coast Line's completion has fundamentally reshuffled commuting patterns across the eastern corridor, with buyers and tenants now actively seeking properties offering sub-300-metre station walks to capture time-value benefits and reduced household vehicle dependency. Historically, established properties positioned as early beneficiaries of major transport infrastructure completion demonstrate outperformance relative to the broader market during the five years following full service launch; this suggests that Costa Del Sol's MRT positioning may underpin sustained capital appreciation as the line fully matures and secondary waves of demand compound over the medium term.

Is Costa Del Sol suitable for first-time homebuyers, or does it better suit upgraders and investors?

Costa Del Sol primarily appeals to upgraders transitioning from smaller executive condominiums or three-bedroom units, and to high-net-worth families seeking enhanced spatial configuration with four distinct bedrooms and three bathrooms for growing households. First-time buyers at the S$3,050,000 price point typically represent high-earning professional couples or families with substantial downpayment reserves; whilst the property's spaciousness and MRT connectivity make it defensible on resale, it sits above the segment where maximum leverage benefits accrue to first-timers optimising borrowing capacity. Investors may find merit in the rental yield profile and capital appreciation trajectory, though careful financing assessment against expected rental income of S$85,000–S$107,000 annually is essential given the S$3.05 million entry price and ABSD implications for second-property purchasers.

What TDSR and financing headroom do I require to comfortably service a mortgage on this property?

At S$3,050,000, assuming a 70 percent loan-to-value ratio of approximately S$2,135,000 and current mortgage rates near 4.0 percent across a 25-year tenure, estimated monthly mortgage servicing costs approximate S$10,200–S$10,500 excluding property tax and insurance. To remain within the TDSR ceiling of 60 percent, prospective purchasers require gross household monthly income of approximately S$17,000–S$17,500 to service this mortgage in isolation; if other debt obligations exist, the required household income escalates accordingly. Purchasers without prior property ownership enjoy maximum flexibility and can typically achieve 70–75 percent LTV ratios with competitive bank pricing, though second-property buyers face 15 percent Additional Buyer's Stamp Duty reducing available net loan proceeds unless structuring mechanisms are employed.

How does Costa Del Sol compare to competing developments in the Bayshore and East Coast vicinity?

The East Coast residential corridor encompasses several competing developments across the S$2.5–S$3.5 million four-bedroom segment, with comparable projects positioned closer to East Coast Park, Kallang, and Geylang offering similar floor plates at valuations typically within five to ten percent of Costa Del Sol's S$3,050,000 asking price. Costa Del Sol's primary differentiation derives from its immediate MRT station position—a 240-metre walk represents a decisive convenience advantage over competing developments typically located 800 metres to 1.2 kilometres from nearest stations, a distinction that systematically translates into premium rental achievability and sustained buyer demand. The waterside location and parking provision further contribute to positioning strength relative to more densely developed inland alternatives competing for similar upgrader and family buyer demographics, supporting valuation sustainability at the present market-rate level.

Which floor levels or unit stacks offer the best value proposition for future resale and rental potential?

In the Costa Del Sol context, mid-tier unit stacks typically offer superior value dynamics compared to ground-floor or penthouse positions; units on floors 5 through 15 typically command 95–105 percent of average stack pricing whilst avoiding the premium multiples (10–18 percent premiums) applied to penthouse and low-floor positions. Higher-floor units benefit from enhanced privacy, reduced noise from surrounding precincts, and improved views over the East Coast corridor—factors that substantively elevate rental desirability amongst expatriate tenants and upgrading owner-occupiers. However, mid-tier units with east or north-facing orientations typically outperform south-facing alternatives, as morning sunlight orientation and afternoon shadow periods provide superior liveability across Singapore's equatorial climate; this orientation preference typically translates into 3–5 percent rental rate uplift and marginally superior resale liquidity.

What is the likely future supply pipeline in the East Coast district, and how does this affect long-term price sustainability?

The East Coast planning precinct faces constrained new residential supply through 2026, as large-scale redevelopment parcels have been substantially developed or absorbed into commercial and mixed-use frameworks aligned with broader Government planning priorities. The Government's residential development strategy increasingly focuses on emerging precincts like Jurong Lake District and northern expansions, implying that established East Coast locations may experience sustained demand-to-supply tension supporting price resilience and gradual appreciation. Infrastructure maturation—particularly the TEC line's full operationalisation—typically drives secondary waves of capital appreciation amongst existing residential stock as connectivity benefits compound across three to five-year periods post-opening; this suggests that properties positioned as early beneficiaries of major transport infrastructure completion, such as Costa Del Sol, may demonstrate sustained outperformance relative to the broader market during the medium-term period ahead.

Costa Del Sol 4-bed Condo, S$3.05M, Bayshore Road