Type

Units

Min Area

Price Range

2 BR

1302 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$510K on this acquisition.
Located 3 min (270 m) from TE23 Tanjong Rhu MRT Station.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Pebble Bay: Coastal Living at Tanjong Rhu

Pebble Bay stands as a distinguished residential development anchored in one of Singapore's most coveted waterfront precincts. Situated at 130 Tanjong Rhu Road, this luxury condominium project commands a prestigious address that seamlessly merges metropolitan convenience with the tranquillity of the East Coast shoreline. The development's positioning within this established neighbourhood reflects years of careful urban planning and reflects the area's consistent appeal to discerning property buyers seeking quality-of-life benefits alongside sound investment fundamentals.

The location delivers immediate proximity to TE23 Tanjong Rhu MRT Station, positioned merely 270 metres away—a walking distance of approximately three minutes that significantly enhances the property's accessibility credentials. This direct rail connectivity links residents to the broader Thomson-East Coast Line network, providing seamless access to the Central Business District, Marina Bay financial hub, and secondary employment centres across the island. For commuters and professionals working in diverse sectors, this transport advantage translates into measurable time savings and lifestyle flexibility that justify the premium pricing characteristic of waterfront properties in this tier.

Development Character and Market Position

Pebble Bay occupies a market segment targeting affluent owner-occupiers and sophisticated investors alike. The development's financial entry point—commencing from approximately S$2.55 million—positions it within the upper-middle luxury category, reflecting both the location's scarcity value and the quality embedded in the product. Properties within this price band across Tanjong Rhu have historically commanded price-per-square-foot rates ranging from S$1,900 to S$2,100 depending on orientation, floor level, and unit configuration, demonstrating the area's consistent performance against broader District 15 benchmarks.

The residential precinct surrounding Pebble Bay encompasses several established developments and maintains a carefully managed density that preserves the area's appeal to long-term owner-occupiers. Neighbouring properties have demonstrated resilience through multiple market cycles, with transaction volumes remaining steady even during periods of broader market softness. This track record suggests that developments offering premium finishes and strong connectivity within this micromarket continue to attract serious buyers motivated by lifestyle considerations as much as investment potential.

Investment and Financing Considerations

Buyers contemplating Pebble Bay as an investment vehicle should factor the development's rental yield dynamics into their acquisition thesis. Properties at this price point and location typically generate gross rental yields between 3.0 and 3.8 percent when leased to the expatriate or corporate housing market that prioritises East Coast convenience. Net yields—after accounting for property tax, maintenance levies, and management fees—typically settle between 2.0 and 2.5 percent, positioning the asset as a wealth-preservation vehicle rather than an income-focused acquisition. International investors and seasoned Singapore residents evaluating portfolio construction often view waterfront properties in established precincts as long-term anchors rather than short-term trading vehicles.

Second-property buyers acquiring Pebble Bay units must navigate the Additional Buyer's Stamp Duty framework currently imposed at 20 percent for Singapore Citizens purchasing a second residential property. This duty—calculated on the purchase price—represents a substantial cost consideration that effectively elevates the true acquisition price by approximately S$510,000 on a S$2.55 million purchase. Prospective second-property investors should model this cost into their return calculations and consult with tax advisors regarding any available exemptions or deferment pathways applicable to their specific circumstances.

Financing headroom at Pebble Bay's price point presents manageable parameters for qualified borrowers. A S$2.55 million unit acquisition with a typical 70 percent loan-to-value mortgage arrangement yields approximately S$1.785 million in financed debt. Under the Total Debt Servicing Ratio framework applied by major lending institutions, borrowers require gross household incomes of approximately S$600,000 annually to comfortably service this facility while maintaining TDSR compliance at conventional 35 percent thresholds. This profile aligns with established professional households and senior corporate figures—demographics traditionally dominant in premium East Coast acquisitions.

Location Dynamics and Capital Appreciation Drivers

The Tanjong Rhu MRT station's operational presence has materially influenced property values across this locality since the Thomson-East Coast Line's phased opening. Residential assets within 400 metres of the station have recorded measurably stronger appreciation trajectories compared to properties positioned further inland, with investors consistently paying premiums for immediate walkability to transit infrastructure. This trend suggests that Pebble Bay's positioning—at precisely 270 metres from the station entrance—positions the development favourably within the segment capturing maximum transport-linked capital gains.

Future supply considerations across District 15 merit attention for long-term holders. While the East Coast shoreline remains constrained by geographical and conservation boundaries, the broader precinct may experience selective new supply as interim sites undergo redevelopment cycles. However, the scarcity of truly waterfront parcels means that Pebble Bay maintains differentiated positioning unlikely to be materially compromised by near-term new launches. Investors benchmarking this acquisition against alternative District 15 options should weigh Pebble Bay's established operational status against any newer competing projects, as immediate occupancy and amenity realisation provide tangible advantages over properties still in development phases.

Buyer Profiles and Suitability Assessment

Pebble Bay attracts diverse buyer cohorts for distinct motivations. High-net-worth individuals seeking waterfront prestige and portfolio diversification view the development as a quality long-term holding complementing equities and business interests. Upgraders transitioning from younger-demographic precincts to more established neighbourhoods appreciate the area's mature amenity ecosystem and transport credentials. First-time luxury buyers—often inheriting wealth or achieving partner wealth-pooling—gravitate toward the development's prime location and finite supply characteristics. Professional investors, particularly those with offshore sourced capital, utilise Pebble Bay acquisitions as Singapore-based real estate allocations within diversified international portfolios.

Owner-occupiers dominate transactional volumes in this segment, reflecting the premium placed on immediate lifestyle benefit. Families seeking proximity to East Coast Park, established schools across nearby zones, and medical facilities within the Marina Bay catchment frequently select properties offering views across the Kallang Basin or direct parkland exposure. This owner-occupier base provides underlying demand stability less sensitive to speculation or transactional volatility affecting purely investment-motivated acquisition.

Market Context and Future Outlook

Pebble Bay's development timing positions it within a market recovery phase characterised by deliberate buyer selectivity. Properties demonstrating tangible location advantages, premium finishes, and strong connectivity continue attracting qualified purchasers despite broader economic uncertainty. The waterfront positioning, immediate MRT access, and established neighbourhood credentials combine to create a compelling acquisition profile for buyers with sufficient capital and clear intention to hold through multiple market cycles.

Enquiries regarding specific floor levels and unit configurations should be directed through qualified property consultants familiar with the current transactional landscape across this micromarket. The development continues to release units into the market as sales progress, ensuring that prospective buyers maintain optionality across the range of available orientations and internal layouts. For serious acquisitions at this tier, professional conveyancing and financial advisory services remain essential to structure purchases optimally and navigate the regulatory framework applicable to premium residential property acquisition in Singapore.

Frequently Asked Questions

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

Properties at Pebble Bay's price point and Tanjong Rhu location typically generate gross rental yields between 3.0 and 3.8 percent when leased to the expatriate or corporate housing market attracted to East Coast convenience and waterfront positioning. Net yields—after accounting for property tax, quarterly maintenance levies, property management fees, and sinking fund contributions—generally settle between 2.0 and 2.5 percent annually. This yield profile positions Pebble Bay acquisitions as wealth-preservation vehicles rather than high-income-generating investments, aligning with the buyer motivations of established professionals and international investors who prioritise capital stability and long-term appreciation over immediate rental returns.

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

Recent comparable transactions across the Tanjong Rhu precinct have recorded price-per-square-foot valuations ranging from S$1,900 to S$2,100 depending on unit orientation, floor elevation, and proximity to waterfront exposures. Pebble Bay's pricing reflects this established band, with units at approximately S$2.55 million across typical configurations translating to per-square-foot metrics positioned competitively within this established range. This pricing consistency suggests the development is positioned in alignment with recent market transactional evidence rather than at a material premium to comparable sales, providing purchasing comfort for buyers benchmarking against alternative East Coast acquisitions of similar vintage and quality.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second property at Pebble Bay?

Singapore Citizens acquiring a second residential property at Pebble Bay are subject to Additional Buyer's Stamp Duty at the current rate of 20 percent, calculated on the purchase price. For a unit priced at S$2.55 million, this duty obligation amounts to approximately S$510,000—a substantial cost addition that materially elevates the true acquisition price and must be factored into investment return calculations. Buyers should consult qualified tax advisors to determine whether any available exemptions apply to their specific circumstances, such as those potentially available for deceased estates or specified trust structures, prior to finalising their acquisition decision.

What lease decay risks should buyers consider when evaluating Pebble Bay as a long-term holding?

Pebble Bay operates under a leasehold structure typical of Singapore's residential property framework. While lease decay represents a theoretical consideration for properties approaching significant age milestones, new developments such as Pebble Bay commence with full leasehold tenures providing decades of unmolested holding periods before lease length materially impacts resale valuations. Historically, properties in established precincts such as Tanjong Rhu with strong location credentials have maintained liquidity and value even as leasehold terms progress, as the underlying location scarcity and waterfront positioning support buyer interest across extended ownership horizons. Long-term investors should nevertheless factor eventual lease extension considerations—potentially 30 years hence—into multi-generational portfolio planning.

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

Properties positioned within 400 metres of operational MRT stations consistently command measurable capital appreciation premiums and maintain superior liquidity compared to inland alternatives, and Pebble Bay's 270-metre positioning from TE23 Tanjong Rhu places it firmly within this high-performing band. The Thomson-East Coast Line connectivity provides seamless access to Marina Bay employment hubs, the Central Business District, and secondary economic centres across the island, making the development particularly attractive to commuting professionals and corporate-relocated expatriates. This transport advantage has historically translated into sustained buyer demand and price resilience through multiple market cycles, supporting long-term value retention and modest organic appreciation for patient owner-occupiers.

Which buyer profiles are best suited to acquiring units at Pebble Bay?

High-net-worth individuals seeking waterfront prestige and portfolio diversification form a core buyer demographic, viewing Pebble Bay acquisitions as quality long-term holdings complementing broader investment portfolios. Professional upgraders transitioning from younger precincts to established neighbourhoods appreciate the mature amenity ecosystem and established community character. First-time luxury buyers—often inheriting wealth or benefiting from spousal capital pooling—gravitate toward the development's prime location, finite supply, and immediate lifestyle benefits. International investors with offshore-sourced capital also utilise Pebble Bay acquisitions as Singapore-based real estate allocations within diversified multi-jurisdictional portfolios, attracted by the development's political stability, regulatory transparency, and capital liquidity characteristics.

What TDSR headroom exists for typical buyers at Pebble Bay's price points?

A S$2.55 million unit acquisition with conventional 70 percent loan-to-value mortgage financing requires approximately S$1.785 million in debt servicing. Under the Total Debt Servicing Ratio framework applied by major financial institutions, borrowers require gross household incomes of approximately S$600,000 annually to comfortably service this facility while maintaining TDSR compliance at the standard 35 percent threshold. This income profile aligns with senior corporate professionals, established business owners, and dual-income professional households—demographics traditionally dominant in premium East Coast acquisitions. Buyers with additional mortgage obligations or investment loan commitments should model their specific debt profiles to confirm financing eligibility prior to making acquisition decisions.

How does Pebble Bay compare to competing developments in the immediate Tanjong Rhu precinct?

Pebble Bay's waterfront positioning and immediate MRT station proximity differentiate it from alternative East Coast developments positioned further inland or without direct transit access. The development's established operational status and immediate amenity realisation provide tangible advantages over competing projects still navigating planning and construction phases. Pricing comparisons with neighbouring developments reveal that Pebble Bay's tariffs align closely with comparable-quality alternatives offering similar locational advantages, suggesting competitive market positioning rather than significant premium or discount positioning. Prospective buyers should evaluate specific unit configurations, floor elevations, and internal finishes against comparable units in alternative developments to identify optimal value positioning according to personal preference and usage requirements.

Which floor levels and unit stacks offer the best value proposition at Pebble Bay?

Mid-level units—typically between 8th and 18th floors—historically command the strongest value proposition as they capture meaningful water or parkland views whilst avoiding the premium pricing applied to highest-floor penthouses and premium corner positions. Units positioned away from common shared facilities such as gym or swimming pool areas often price at modest discounts despite nearly identical amenity access, providing value opportunities for discerning buyers indifferent to proximity-to-facility convenience. North-facing units capturing Kallang Basin water views typically outprice south-facing alternatives commanding no water exposure, though sophisticated buyers may prefer south-facing orientations for superior natural light and thermal characteristics. Detailed consultation with marketing agents regarding specific stack positioning and historical price realisation by level enables optimised selection aligned with personal lifestyle priorities.

What future supply considerations might impact Pebble Bay's long-term value trajectory in District 15?

The East Coast shoreline remains constrained by geographical and environmental conservation boundaries, substantially limiting new waterfront development opportunities and supporting long-term scarcity value for established properties like Pebble Bay. While the broader District 15 precinct may experience selective new supply as interim sites undergo redevelopment cycles, the finite availability of genuinely waterfront parcels ensures that Pebble Bay maintains meaningfully differentiated positioning unlikely to be materially compromised by near-term competitive launches. Historical data suggests that established waterfront developments have retained pricing momentum despite new supply in adjacent inland precincts, indicating that location fundamentals rather than development competition drive capital appreciation trajectories. Long-term investors should therefore assess Pebble Bay primarily against waterfront comparables rather than entire district supply dynamics when modelling multi-year appreciation expectations.

[For Sale] Pebble Bay — From S$2.6M