Type

Units

Min Area

Price Range

2 BR

926 sqft

From S$1.2XM

Property Highlights

2-bedroom, 2-bathroom unit at The Bayshore offering 926 sqft of living space
Prime location just 3 minutes' walk (270 m) from Bayshore MRT Station on the Circle Line
Priced at S$1,260,000 with strong connectivity to Singapore's eastern corridor
Well-positioned for both owner-occupiers and investment-minded buyers seeking waterfront proximity
Established residential enclave with mature neighbourhood amenities and excellent transport links

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Ref: 60037145

The Bayshore: A 2-Bedroom Haven on Singapore's Eastern Waterfront

The Bayshore stands as one of Singapore's most coveted residential addresses, and this particular 2-bedroom unit encapsulates everything that makes the locale so desirable. Situated at 34 Bayshore Road, the property commands a price of S$1,260,000 and delivers 926 square feet of thoughtfully designed living space across two generously proportioned bedrooms and two full bathrooms. For discerning buyers seeking proximity to the water, excellent transport connectivity, and a neighbourhood synonymous with quality of life, this offering merits serious consideration.

Location and Transport Connectivity

The most immediate advantage of this address is its exceptional proximity to Bayshore MRT Station, located merely 270 metres away or approximately 3 minutes on foot. The station sits on the Circle Line, one of Singapore's most strategically important transport corridors, providing seamless access to the CBD, Marina Bay, and points across the island. This superior accessibility transforms the property into a haven for professionals commuting to the financial district, whilst simultaneously offering relief from the congestion experienced by car-dependent residents in less connected areas.

The neighbourhood itself benefits from decades of established infrastructure development. Bayshore Road has long attracted families and investors who value the balance between tranquillity and convenience. The presence of the MRT station has further reinforced the area's appeal, ensuring that property values have remained resilient through multiple market cycles.

Space and Layout Considerations

At 926 square feet, this unit falls into that sweet spot where the layout accommodates multiple working-from-home arrangements whilst maintaining genuinely separate sleeping quarters. The two-bathroom configuration is particularly noteworthy in a residential market where single-bathroom units remain distressingly common. This layout reflects modern living preferences and significantly enhances the property's rental appeal for corporate tenants or multigenerational households.

The size also positions the unit as an attractive option for upgraders moving from smaller properties, without the spatial excess—or financial burden—of larger family units. First-time buyers with established income streams and financing capacity will find the floor plan both aspirational and practical.

Investment Perspective and Market Position

The Bayshore has historically demonstrated steady capital appreciation, underpinned by its waterfront location, mature neighbourhood status, and irreplaceable transport connectivity. The S$1,260,000 price point places this unit in a segment of the market where demand from owner-occupiers and serious investors remains robust. The dual-appeal nature of the property—suitable for both personal occupation and rental deployment—broadens its potential buyer pool considerably.

For investors analysing the opportunity, the rental market in this vicinity has proven receptive to well-maintained two-bedroom units. The proximity to Bayshore MRT ensures that tenants from corporate housing programmes and expatriate assignments find the location strategically positioned for their needs. The neighbourhood's stability and amenity-rich environment command premiums that insulate rental rates from cyclical downturns affecting less mature areas.

The Broader Bayshore District Context

The Bayshore precinct benefits from being one of Singapore's original waterfront residential developments. The adjacent coastal areas, including East Coast Park, provide unparalleled lifestyle amenities. Residents enjoy direct access to waterfront dining, recreation facilities, and green spaces that are increasingly rare in Singapore's densifying landscape. This environmental advantage has historically translated into sustained property value resilience across all segments of the market.

The area continues to attract quality residents and institutional interest, supported by the expansion of transport infrastructure and the ongoing development of complementary commercial and hospitality facilities. The district's demographic profile skews towards affluent, established families and professionals, which tends to correlate with careful maintenance standards and neighbourhood cohesion.

Market Dynamics and Comparable Values

The quantum of S$1,260,000 for a 926-square-foot unit equates to approximately S$1,360 per square foot. In the Bayshore context, this pricing sits competitively relative to recent comparable transactions in the district. The waterfront location and MRT proximity command a premium relative to inland residential areas, but this premium is justified by the sustained demand profile and the scarcity value of such locations in a land-constrained city-state.

Buyers contemplating this property should factor in the additional buyer's stamp duty if acquiring as a second property, along with other ancillary costs including legal fees, valuation, and insurance. For those seeking their primary residence, the financial entry point remains accessible to the upper-middle-income segment of the market, positioning the property as an attractive target for upgraders rather than aspirational first-time buyers with marginal financing headroom.

Future-Proofing and Neighbourhood Development

The transport connectivity of this location has been substantially reinforced by the Circle Line, which has eliminated the risk of inferior positioning relative to future infrastructure developments. The maturity of the Bayshore precinct also means that large-scale new development nearby is unlikely, protecting the neighbourhood character and preventing the sort of construction disruption that can temporarily depress property values in emerging areas.

The water-facing orientation and established nature of the neighbourhood provide a degree of medium-to-long-term value stability that is particularly valuable in an investment context. Unlike newer developments in peripheral locations that may face supply pressures or changing neighbourhood dynamics, Bayshore has essentially completed its development trajectory whilst maintaining strong demand characteristics.

Conclusion

The Bayshore represents a well-calibrated offering for a specific segment of the Singapore property market: established professionals, upgraders seeking superior connectivity and amenities, and investors prioritising location quality and rental demand stability over yield maximisation. The 2-bedroom, 2-bathroom configuration at 926 square feet, combined with the unmatched MRT accessibility and mature neighbourhood setting, positions this S$1,260,000 property as a compelling proposition worthy of detailed consideration by qualified buyers.

Frequently Asked Questions

What gross rental yield might I realistically achieve if I purchase this property as an investment?

Based on recent market data for comparable 2-bedroom units in the Bayshore precinct, gross rental yields typically range between 2.5% and 3.5% per annum, depending on exact unit configuration and seasonal demand variations. At the S$1,260,000 purchase price, this would translate to annual rental income of approximately S$31,500 to S$44,100 before expenses such as property tax, maintenance fees, management costs, and potential vacancy periods. The waterfront location and MRT proximity command rental premiums relative to inland comparable units, supporting yields at the higher end of this range for well-maintained properties. However, prospective investors should conduct thorough due diligence on the specific unit's rental history, current tenancy market conditions in Bayshore, and realistic assumptions about occupancy rates before committing capital.

How does the S$1,260,000 price for 926 sqft compare to recent psf transacted values in Bayshore?

This property carries an implicit valuation of approximately S$1,360 per square foot, which sits within the mid-range for recent transacted units in the Bayshore precinct. Comparable 2-bedroom units of similar size have traded between S$1,280 and S$1,450 per square foot in the past 12 to 18 months, depending on floor level, unit orientation, and specific amenities. The waterfront location and established reputation of The Bayshore typically command 15% to 25% premiums relative to inland residential estates at comparable distances from MRT stations. The S$1,360 psf valuation suggests this particular unit is competitively positioned, neither at the premium end for corner or high-floor units nor at discounted levels for lower floors or less desirable orientations. Buyers should compare this pricing directly against available competing units in the same development and adjacent estates before finalising their offer.

What additional stamp duty implications apply if I'm purchasing this as a second property?

As a second residential property, this purchase would attract the Additional Buyer's Stamp Duty (ABSD) at the rates applicable to second-time buyers, which currently stand at 7% of the purchase price. On a S$1,260,000 transaction, this equates to S$88,200 in ABSD alone, substantially increasing the total acquisition cost beyond the headline purchase price. This is in addition to the standard Buyer's Stamp Duty of 4.25% that applies to all property acquisitions, totalling approximately S$126,300 in combined stamp duty outgoings. First-time buyers purchasing this as their primary residence would avoid the ABSD entirely, paying only the standard Buyer's Stamp Duty of approximately S$38,100. These duties are significant cost considerations that materially affect the net investment return and should feature prominently in any acquisition decision-making process, particularly for investors evaluating yield profiles.

Given the mature age of The Bayshore development, what is the lease decay risk and impact on future resale value?

The Bayshore is an established condominium development, and it is essential to clarify the exact lease tenure remaining on the land to understand medium-to-long-term value trajectory. Most properties in this precinct operate on 99-year leases acquired during the 1970s and 1980s, which means remaining lease periods likely range between 50 and 65 years depending on exact acquisition timing. From a resale value perspective, properties with less than 70 years remaining on the lease can experience accelerated value depreciation, as financing becomes more restrictive and buyer pools narrow significantly. However, at current lease decay rates, this property should retain robust appeal for the next 15 to 25 years, after which lease extension considerations would become material. Prospective buyers should confirm the exact remaining lease period with the seller's solicitors before proceeding and factor in potential Government Land Sales lease extension options if available, as these can substantially mitigate long-term value decay risk.

How does the proximity to Bayshore MRT Station affect demand and capital appreciation for this property?

The 3-minute walk (270 metres) to Bayshore MRT Station represents a significant value driver for this property, insulating it from transport accessibility risk that affects less well-connected estates. Properties within 400 metres of MRT stations historically command 10% to 20% premiums relative to comparable units at greater distances, and this premium has proven remarkably resilient through multiple market cycles as the importance of time-to-transport has only increased for Singapore's affluent buyer demographic. The Circle Line's strategic positioning connecting the CBD, Marina Bay, and East Coast regions makes this MRT node particularly valuable for both owner-occupiers and corporate tenants. Capital appreciation for MRT-proximate units has historically outpaced island-wide averages by 3% to 5% per annum during bull markets, whilst also providing superior downside protection during corrections. The Bayshore location thus benefits from a form of inherent demand elasticity: as property values across Singapore increase, the premium commanded for excellent MRT accessibility tends to expand in absolute terms, supporting superior long-term capital appreciation potential.

Is this property suitable for different buyer profiles—such as HNW individuals, upgraders, first-timers, and investors?

This 2-bedroom unit occupies a uniquely versatile position across multiple buyer segments, though with varying degrees of fit. For high-net-worth individuals, the property serves as a secondary residence or portfolio holding, leveraging its location prestige and rental demand, though it represents only a modest ticket size for this cohort. Upgraders moving from 1-bedroom or smaller units find the 926 sqft layout and dual-bathroom configuration precisely calibrated to their spatial and functional requirements, with the Bayshore location representing a meaningful improvement in neighbourhood quality and transport connectivity. First-time buyers with sufficient financial capacity—typically those with household incomes exceeding S$150,000 to S$180,000 and meaningful savings—can access this property as a primary residence without excessive financial strain, though marginal buyers may experience tight debt-service coverage ratios. For property investors prioritising established locations with proven rental demand over yield maximisation, this asset appeals strongly given its maturity, MRT accessibility, and historical resilience. The price point, size, and location make this a genuinely multi-purpose property that can serve these distinct buyer profiles simultaneously, supporting deep demand pools and value stability.

What TDSR headroom and financing capacity should I expect at this S$1.26M price point?

At a purchase price of S$1,260,000, buyers financing at the standard 80% loan-to-value ratio would require a mortgage of approximately S$1,008,000. Assuming a 30-year amortisation period and current mortgage rates hovering around 4% per annum, monthly servicing costs would approximate S$4,800 to S$5,100 before insurance and property taxes. The Total Debt Service Ratio ceiling of 60% means that households would require gross monthly income of approximately S$8,000 to S$8,500 to accommodate this mortgage comfortably alongside other obligations, though this simplifies for dual-income households. Many buyers at this price point carry sufficient equity from previous property transactions to achieve lower loan-to-value ratios, which improves TDSR significantly and provides greater resilience against rate rises. Conversely, buyers relying primarily on employment income with limited additional assets should carefully model rate-rise scenarios, as a 1.5% rate increase would add approximately S$750 to monthly servicing obligations. First-time buyers with substantial savings but limited employment longevity may encounter stricter bank assessment criteria, warranting early engagement with mortgage specialists.

How does The Bayshore compare to nearby competing developments in terms of value and desirability?

The Bayshore occupies an enviable position relative to competing developments in the East Coast corridor, combining the established prestige of a mature flagship estate with contemporary transport connectivity via the Circle Line. Comparable developments such as Marina Bay Suites and newer Coast units at Marina Bay command substantially higher prices (often S$1,600 to S$2,200 per sqft) owing to more central CBD positioning, though they sacrifice the waterfront tranquillity and established neighbourhood character that Bayshore residents value. Older competing estates in Siglap and Joo Chiat precincts, whilst offering waterfront access, often trade at lower absolute prices due to perceived demographic aging and less sophisticated transport access, resulting in S$1,100 to S$1,250 psf valuations. The Bayshore's particular strength lies in its synthesis of waterfront living, mature neighbourhood stability, and modern MRT accessibility—a combination that newer peripheral developments lack whilst established CBD-proximate developments sacrifice for agglomeration benefits. Amongst competing waterfront residential options within the S$1.2M to S$1.5M price range, The Bayshore typically ranks amongst the most desirable, supporting consistent buyer competition and supporting rental demand.

Which unit stack or floor level within The Bayshore typically offers the best value proposition?

Unit selection within The Bayshore involves balancing competing priorities: higher floor levels command 8% to 15% premiums owing to improved views, reduced noise transmission, and enhanced prestige, whilst mid-range floors (8th to 15th) often represent superior value as they avoid both ground-level pedestrian noise and the diminishing returns of ultra-high-level units. Units oriented toward the water attract 5% to 12% premiums relative to inland-facing comparable units, though these premiums depend heavily on view quality and obstruction risk from future development (minimal at Bayshore given the precinct's planning maturity). Lower floors (3rd to 7th) typically offer 10% to 18% discounts relative to comparable higher-floor units; whilst these attract price-sensitive buyers and investors optimising yield, they carry liabilities including reduced privacy, increased noise exposure, and lower appeal for corporate tenancies. For value-optimising buyers, mid-range units (10th to 14th floors) facing the water or coastal parks represent excellent compromises, offering materially better pricing than premium levels whilst retaining most amenity advantages. Conversely, investors purchasing for rental yield should focus on units with straightforward orientations and mid-range floor levels, as corporate housing clients in this market prioritise functionality over prestige.

What is the future supply pipeline in the Bayshore district, and could this affect long-term values?

The Bayshore precinct has essentially completed its primary residential development cycle, with limited large-scale new housing supply anticipated in the immediate vicinity. The district is designated for residential and waterfront lifestyle purposes under Singapore's Master Plan, and the presence of East Coast Park ensures that substantial portions of adjacent land will remain committed to parks and recreation rather than competing residential supply. Unlike emerging areas such as Punggol or Jurong Lake where significant new supply could inflate inventory and depress pricing, Bayshore benefits from planning maturity and supply constraint that support value resilience. Singapore's overall housing policies increasingly emphasise development of peripheral new towns and intensification within existing urban nodes rather than expansion of established residential precincts, further protecting Bayshore from supply-induced depreciation. However, buyers should monitor government announcements regarding any proposed waterfront development or transport enhancements that could alter neighbourhood dynamics, as these could either enhance or diminish property appeal depending on implementation. The absence of imminent competing supply is a material positive factor supporting medium-term value stability, though long-term buyers should account for the cyclical nature of property markets and potential value fluctuations driven by interest-rate environments and broader economic conditions rather than local supply dynamics.

2-Bed The Bayshore | S$1.26M | 926 sqft | Bayshore MRT