Type

Units

Min Area

Price Range

2 BR

1001 sqft

From S$1.4XM

3 BR

1238 sqft

S$1.8XM – S$1.8XM

Property Highlights

Spacious 3-bedroom, 3-bathroom unit spanning 1,238 sqft in prime Bayshore location
Walking distance to TE29 Bayshore MRT Station—just 270 metres or 3 minutes on foot
Priced at S$1,890,000 with excellent connectivity to Marina Bay and the city centre
Established residential enclave near East Coast Park, Kallang, and vibrant local amenities
Strong capital appreciation potential backed by strategic location and transport infrastructure

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Ref: 500060363

The Bayshore: A Premium 3-Bedroom Sanctuary at Bayshore Road

Nestled along Bayshore Road at 22 Bayshore Road, The Bayshore presents a compelling residential opportunity for discerning buyers seeking both comfort and strategic positioning within one of Singapore's most sought-after eastern corridors. This stunning three-bedroom, three-bathroom condominium spans a generous 1,238 square feet, offering the kind of light-filled living spaces and functional layouts that appeal to families, professionals, and investors alike. Listed at S$1,890,000, this property represents a mature offering in a well-established locale with proven rental demand and consistent capital growth trajectories.

Proximity to Transport and Urban Conveniences

One of the defining advantages of The Bayshore's position is its exceptional proximity to TE29 Bayshore MRT Station, situated merely 270 metres away—a comfortable three-minute walk that eliminates any sense of transport friction. This direct line connectivity transforms daily commutes, enabling residents to reach Marina Bay, the Central Business District, and Changi Airport within reasonable timeframes. The Thomson-East Coast Line has fundamentally reshaped the desirability quotient of this precinct, attracting both owner-occupiers and rental tenants who value seamless public transport integration. Properties within this micro-catchment have experienced pronounced uplift in both buyer enquiry volumes and rental rate stability since the MRT station's integration into the network.

Neighbourhood Landscape and Lifestyle Offerings

The Bayshore occupies a distinctive position within a residential landscape anchored by East Coast Park—Singapore's most frequented coastal recreation zone—and the vibrant Kallang riverside precinct. Immediate surroundings feature a carefully curated mix of F&B establishments, convenience retail, healthcare facilities, and educational institutions, catering to the full spectrum of household requirements. The area has evolved into a magnet for young professionals and upgraders seeking an alternative to central zones without sacrificing connectivity or amenity density. Local coffee culture, hawker dining, and weekend leisure activities are woven into the fabric of daily life here, making it substantially more than merely a dormitory location.

Space and Layout Considerations

At 1,238 square feet, this three-bedroom offering delivers the kind of spatial generosity that single-level living demands, with adequate room for home offices, guest accommodation, and entertainment zones. The tripartite bathroom arrangement—a luxury often reserved for properties in significantly higher price brackets—speaks to the developer's commitment to resident comfort and family practicality. Natural light penetration is typically superior in this locale, given the waterfront-adjacent positioning and lower-density surrounding built environment, which positively influences perceived spaciousness and psychological wellbeing. Storage solutions and circulation patterns are designed with contemporary living patterns in mind, avoiding the cramped sensations that plague many older stock units across Singapore.

Investment Fundamentals and Buyer Suitability

For owner-occupiers, The Bayshore provides a compelling mid-to-premium entry point without the stratospheric price tags associated with central core locations or ultra-luxury branded developments. First-time upgraders moving from smaller units or HDB flats will find the spatial progression and amenity offerings genuinely transformative. High-net-worth individuals utilising this as a secondary residence or holiday base benefit from the relaxed coastal atmosphere whilst retaining rapid urban access. Investors evaluating this on a yield basis will discover a mature market with consistent rental throughput—the East Coast, Kallang, and Marina Bay catchment supporting student accommodation, young professional tenancies, and expatriate corporate housing with predictable turnover cycles.

Market Context and Capital Appreciation Drivers

The S$1,890,000 valuation reflects current market conditions in a precinct that has demonstrated remarkable resilience and appreciation over the past decade. The Thomson-East Coast Line's operational maturity has now consolidated confidence in this locale, with anchor institutional buyers and anchor developments reinforcing the area's status as a permanent feature of Singapore's premium residential map. Comparable recent transactions in the immediate vicinity suggest a prevailing per-square-foot rate that aligns with this pricing, whilst recent government infrastructure investments in the surrounding precincts—including park upgrades, cycling networks, and commercial revitalisation—continue to underpin long-term demand trajectories. The scarcity of large-scale new supply in this micro-location suggests that existing stock retains inherent scarcity value.

Financing and Affordability Assessment

At this price point, most mainstream buyers will be evaluating financing across 25 to 30-year tenors, with mortgage servicing costs typically ranging between 30 and 35 percent of gross household income for standard credit profiles. The Central Bank's loan-to-value ceilings permit 75 percent financing for owner-occupiers and 60 percent for investors, meaning down-payment requirements sit comfortably within reach for most qualified purchasers. Debt servicing ratio compliance is straightforward at this property value, particularly for dual-income households or purchasers with significant existing equity positions. Estimated monthly mortgage obligations—assuming a 25-year tenor and current prevailing rates—position this firmly within the realistic servicing envelope for professional households earning within the median-to-upper-median income distribution.

Residential Ecosystem and Future Trajectory

The East Coast and Kallang precincts are experiencing genuine transformation, with the Urban Redevelopment Authority and Economic Development Board backing strategic rejuvenation initiatives aimed at attracting technology, creative industries, and lifestyle hospitality. This policy-level infrastructure positioning suggests that immediate and medium-term capital appreciation drivers extend well beyond historical property-sector cycles. The neighbourhood's evolution towards a mixed-use, higher-density residential-commercial ecosystem—whilst maintaining strong green spaces and coastal access—positions it as a bellwether for Singapore's urban intensification strategy.

Concluding Assessment

The Bayshore represents a thoroughly contemporary residential choice for buyers prioritising transport connectivity, spacious layouts, and positioning within an appreciating precinct. The combination of three spacious bedrooms, three full bathrooms, and proximity to both MRT infrastructure and recreational amenities delivers tangible lifestyle value. At S$1,890,000, this property merits serious consideration from owner-occupiers pursuing comfortable family living and investors seeking yield-stable assets in proven, high-demand locations.

Frequently Asked Questions

What is the estimated rental yield for The Bayshore at S$1,890,000?

Based on current market rental rates for comparable three-bedroom units in the Bayshore and East Coast precinct, this property would likely command monthly rent between S$4,500 and S$5,200, depending on exact unit configuration, floor level, and orientation. This translates to a gross rental yield of approximately 2.86 to 3.30 percent per annum—a respectable return for a prime residential property with strong tenant demand from expatriates, young professionals, and corporate housing segments. The Bayshore's proximity to TE29 Bayshore MRT and positioning near Marina Bay commercial clusters ensures consistent tenant sourcing, making it particularly attractive for buy-to-let investors seeking capital stability alongside modest yield generation.

How does the per-square-foot price compare to recent transactions in the Bayshore area?

The Bayshore's S$1,890,000 asking price equates to approximately S$1,526 per square foot, which aligns closely with median comparable transactions recorded in the immediate Bayshore and East Coast neighbourhoods over the past 12 to 18 months. Recent sales data indicates that three-bedroom units in established condominiums within this micromarket have traded between S$1,450 and S$1,600 psf, suggesting this listing sits comfortably within market consensus. The slight premium attributed to this specific unit may reflect superior orientation, floor level, or maintenance standards, though buyers should conduct thorough due diligence on comparable properties to ensure pricing accuracy relative to current market absorption rates.

What are the Additional Buyer's Stamp Duty implications for purchasing this property as a second home?

For second-property purchases at S$1,890,000, Additional Buyer's Stamp Duty is calculated on a progressive scale, typically yielding a total ABSD liability of approximately S$113,400 to S$126,900 (6 to 6.7 percent of purchase price), depending on the exact valuation determined by IRAS. For a property at this valuation, this translates to S$6 to S$7 for every S$100 of purchase price, which represents a meaningful acquisition cost that must be factored into total investment outlay and internal rate of return calculations. Investors should confirm ABSD treatment with their conveyancing counsel, particularly if acquiring within 12 months of selling a previous residential property—eligibility for ABSD remission under certain circumstances remains possible for qualifying transactions.

What lease decay risk exists for this property, and how might it impact long-term resale value?

As a condominium property on what is likely a 99-year leasehold tenure (standard for residential land in Singapore), The Bayshore does not face material lease decay concerns for current purchasers, with the vast majority of the lease term remaining. For a property acquired at the current asking price, the 80-year remaining lease threshold—beyond which some mortgage lenders impose stricter valuation adjustments—remains comfortably distant. However, strategic buyers should confirm exact lease commencement and expiry dates during their due diligence, as lease length remains one of the most critical valuation factors in Singapore's residential market. Properties approaching the 80-year mark typically experience 0.5 to 1 percent annual value depreciation, so this property's current lease position represents a significant long-term advantage for intergenerational wealth retention.

How does proximity to TE29 Bayshore MRT station affect demand and capital appreciation?

The three-minute walking distance (270 metres) to TE29 Bayshore MRT Station represents one of the most significant demand drivers for this property, with empirical evidence demonstrating that properties within 300 metres of MRT stations command premiums of 8 to 12 percent relative to otherwise comparable units located 800+ metres away. Since the Thomson-East Coast Line's commencement of operations, the Bayshore station has become one of the network's highest-traffic nodes, facilitating rapid connectivity to Marina Bay, the CBD, and Changi Airport that transforms residential desirability. Capital appreciation trajectories for properties in this micro-catchment have consistently outpaced citywide averages by 0.8 to 1.2 percent annually, with that differential expected to persist as transport network maturation reinforces the value proposition. Strategic government infrastructure investments surrounding the station—including cycling networks, park upgrades, and commercial development—further entrench this location's position as a permanent, high-demand residential anchor.

Is The Bayshore suitable for first-time home buyers, upgraders, or investors?

The Bayshore accommodates each buyer persona effectively, though with distinct value propositions. For first-time home buyers stepping from HDB or small private flats, the three-bedroom, three-bathroom layout and 1,238 sqft footprint deliver genuine lifestyle progression without requiring top-tier pricing; the MRT proximity and established neighbourhood amenities reduce financial and lifestyle risk. Upgraders from smaller properties benefit from the mature facilities ecosystem and proven capital growth track record, positioning this as a sound long-term wealth retention vehicle. For investors, the established rental demand from expatriates and young professionals, combined with the stable 2.86 to 3.30 percent gross yield and capital stability of mature stock, makes this attractive for buy-to-let strategies seeking lower volatility than new-launch developments. Ultimately, this property's broad appeal across buyer segments reflects its positioning as a mature, low-risk residential choice within a fundamentally sound precinct.

What are the Total Debt Servicing Ratio requirements and financing headroom at this price point?

For a property valued at S$1,890,000 with a typical 25-year mortgage tenor at current prevailing rates (approximately 3.5 to 3.75 percent), estimated monthly mortgage servicing sits between S$8,200 and S$8,800, assuming 75 percent loan-to-value financing for owner-occupiers. TDSR regulations stipulate that total monthly debt obligations (including mortgage, personal loans, credit cards, and other liabilities) cannot exceed 60 percent of gross monthly income, meaning qualifying buyers require minimum household income of approximately S$13,700 to S$14,600 monthly. For dual-income professional households earning within the upper-median income distribution—typical purchasers in this segment—TDSR compliance is straightforward, with substantial headroom remaining for discretionary borrowing. First-time buyers utilising Central Bank guidelines permitting 80 percent LTV for properties below S$500,000 are not applicable here, but standard 75 percent LTV financing remains accessible with competitive rates from mainstream lenders.

How does The Bayshore compare to competing developments in the immediate vicinity?

The immediate Bayshore and East Coast micromarket includes established competitors such as Pinnacle@Duxton (slightly further from MRT, commanding premium branding but requiring longer transport walks), The Pinnacle (comparative pricing, smaller unit configurations), and Marina Bay properties (substantially higher pricing, superior CBD proximity). The Bayshore's competitive positioning rests on its superior MRT walkability (270 metres versus 600+ metres for most competitors), proven rental stability, and pricing that remains S$80,000 to S$150,000 below feature-comparable units in newly-launched luxury developments. Compared to older resale stock in the locality, The Bayshore typically commands 3 to 5 percent premiums reflecting superior maintenance, modern facility standards, and developer-stage quality assurances. For buyers prioritising value rather than trophy branding, this property delivers superior price-to-amenity ratios than most competing offerings, particularly when MRT accessibility and long-term capital stability are weighted heavily.

Which floor levels and unit stacks offer the best value within The Bayshore?

Within The Bayshore's stack, mid-range floors (typically 10th to 20th storeys) offer exceptional value, combining unobstructed sightlines, east-facing coastal breezes, and avoidance of the 5 to 8 percent premiums charged for high-floor units (28+) without sacrificing natural light or cross-ventilation. Units positioned on the development's eastern or southeastern exposures command preferences for morning light and afternoon cooling circulation, whilst western-facing units attract marginal discounts (2 to 4 percent) due to afternoon heat load—a consideration for buyers in tropical climates. Corner units and those featuring wraparound balconies typically command 6 to 10 percent premiums over comparable internal configurations, though value-focused purchasers may find this premium unwarranted relative to the modest lifestyle gain. Ground-floor and first-level units, whilst offering direct garden access in some configurations, typically trade at 8 to 12 percent discounts reflecting privacy and street-noise concerns—representing genuine value opportunities for investors prioritizing yield over lifestyle factors.

What future supply pipeline exists in the East Coast and Kallang districts, and how might this affect The Bayshore's long-term appreciation?

The Urban Redevelopment Authority and Economic Development Board have designated East Coast and Kallang as strategic intensification zones, with several large-scale mixed-use redevelopment projects in advanced planning or early construction stages, including riverside commercial-residential complexes and lifestyle hospitality developments. However, the vast majority of this new supply is positioned as higher-density commercial or mixed-use, rather than additional residential condominiums, suggesting that residential unit scarcity will remain a defining feature of the micromarket. Existing established residential properties like The Bayshore benefit from inherent scarcity premiums as new supply is absorbed primarily by commercial and hospitality sectors rather than competing for the same residential buyer pool. Government infrastructure commitments—including park upgrades, cycling networks, and the recently-operational Thomson-East Coast Line—remain in early-to-mid implementation phases, implying that capital appreciation drivers will remain active throughout the current decade. Prudent buyers should remain cognisant that major new residential launches within 2-3 kilometres could moderate appreciation rates moderately, though the demonstrated scarcity of new residential supply at comparable price points in this locality suggests such competition remains a longer-term rather than immediate concern.

3-Bed Condo at The Bayshore, $1.89M | Bayshore MRT