Type

Units

Min Area

Price Range

2 BR

1001 sqft

From S$1.4XM

Property Highlights

2-bedroom, 2-bathroom residence at The Bayshore offering 1,001 sqft of thoughtfully designed living space
Prime location just 3 minutes' walk (270 m) from Bayshore MRT Station on the Thomson-East Coast Line
S$1,400,000 asking price positions this unit competitively within the eastern waterfront market segment
Excellent transport connectivity combined with proximity to lifestyle amenities and business districts
Strong capital appreciation potential backed by strategic location and established neighbourhood infrastructure

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The Bayshore: Waterfront Living at 22 Bayshore Road

The Bayshore stands as a compelling residential offering on one of Singapore's most sought-after addresses. Located at 22 Bayshore Road, this two-bedroom, two-bathroom condominium presents 1,001 square feet of carefully proportioned living accommodation, now listed at S$1,400,000. The property appeals to a broad spectrum of buyers—from first-time upgraders seeking their next home to seasoned investors evaluating waterfront portfolios in the eastern corridor.

Location and Transport Access

Proximity to public transport remains a cornerstone of property value in Singapore, and The Bayshore delivers on this front decisively. The residence sits merely 270 metres from Bayshore MRT Station (TE29), a journey of approximately three minutes on foot. This exceptional accessibility to the Thomson-East Coast Line positions residents within easy reach of major employment nodes across the island, whether Marina Bay's financial district, the tech hubs of Paya Lebar, or the residential and commercial nodes along the line's entire corridor.

The opening of Bayshore MRT Station has fundamentally reshaped the eastern waterfront's accessibility profile. Properties within this immediate catchment have experienced sustained capital appreciation as commuter appeal has strengthened. For professionals working in the Central Business District or seeking flexible last-mile connectivity, this locational advantage translates into tangible time and cost savings on a daily basis.

Design and Accommodation

Within its 1,001-square-foot footprint, The Bayshore's two-bedroom layout maximises functional living without sacrificing the sense of spaciousness that distinguishes quality residential developments. The configuration accommodates both established families requiring a guest bedroom and young professionals valuing a dedicated home office or study. The inclusion of two full bathrooms—a feature increasingly expected in contemporary two-bedroom homes—eliminates morning congestion and adds genuine lifestyle convenience.

Modern waterfront residences such as The Bayshore typically feature floor-to-ceiling glazing, allowing natural light to dominate living areas and creating visual connection with the surrounding landscape. The standard of finishes and layout planning reflects the development's premium positioning within Singapore's condominium market.

The Bayshore Road Precinct

Bayshore Road itself has evolved into one of Singapore's most dynamic residential and leisure districts. The neighbourhood combines waterfront tranquillity with sophisticated urban convenience. Residents enjoy direct access to East Coast Park's recreational facilities—a 15-kilometre stretch of coastal greenery offering cycling, jogging, beach activities, and alfresco dining—whilst remaining connected to shopping, dining, and entertainment precincts within minutes.

The area has attracted substantial private and public investment in recent years, from new hospitality developments to upgraded park infrastructure. This ongoing improvement trajectory supports long-term property value appreciation and enhances daily quality of life for residents.

Pricing and Market Context

At S$1,400,000, this two-bedroom unit reflects current market pricing within the eastern waterfront segment. The effective price per square foot positions the property within established parameters for comparable Bayshore-adjacent developments of equivalent age and specification. Recent transactional activity in the precinct suggests sustained buyer interest at similar valuations, particularly for units offering strong orientation, mature finishes, and unimpeded transport access.

Investors evaluating this property should consider the strong rental demand characteristic of waterfront addresses combined with reliable occupancy in the eastern corridor. Bayshore's appeal to expatriate professionals, upgrading families, and young executives creates a multi-layered tenant pool, supporting rental yield potential across economic cycles.

Investment Considerations

For owner-occupiers, the property represents a significant commitment in life-stage terms. The two-bedroom configuration suits established households, younger families before children reach school age, or professionals establishing permanent Singapore residency. The proximity to Bayshore MRT and East Coast Park creates lifestyle appeal that extends beyond pure accommodation metrics.

Property investors examining The Bayshore should assess rental demand dynamics particular to this micromarket. Bayshore's reputation as a lifestyle destination commands premium rental rates relative to purely commercial districts, though occupancy stability merits careful evaluation given broader economic sensitivities affecting expatriate employment. The recent completion of MRT infrastructure suggests the absorption of pent-up rental demand may have already begun.

Financing and Acquisition Framework

Prospective purchasers should factor acquisition costs—including stamp duty, legal fees, and potential mortgage insurance—into their financial planning. The S$1,400,000 price point places the property within conventional mortgage parameters for most qualified buyers, though individual lending criteria and debt-to-income limits vary between financial institutions.

For non-citizen or second-property buyers, Additional Buyer's Stamp Duty implications warrant careful consideration. Singapore's property cooling measures apply progressively based on individual circumstances, and professional tax advice remains essential for cross-border transactions or complex ownership structures.

The Broader Eastern Corridor Market

The Bayshore competes within an increasingly dynamic residential market as the Thomson-East Coast Line has catalysed development across multiple station catchments. Neighbouring precincts such as Katong, Joo Chiat, and the emerging waterfront zones continue attracting investment, diversifying housing options and supporting healthy competitive dynamics. Rather than positioning The Bayshore as isolated, this contextualises the property within a maturing, well-serviced region with sustained long-term growth potential.

Ownership and Occupancy

Purchasers should obtain comprehensive searches regarding the property's title, remaining lease tenure (if leasehold), and any encumbrances or restrictions. Full due diligence on strata title, maintenance reserve funds, and management quality remains fundamental to confident ownership. Professional conveyancing advice ensures smooth transaction completion and clarity regarding ongoing owner obligations.

Conclusion

The Bayshore at 22 Bayshore Road offers a substantive residential proposition within Singapore's competitive eastern waterfront market. The combination of strategic MRT access, contemporary design, and an established lifestyle precinct creates appeal extending beyond transactional metrics. Whether as an owner-occupier residence or investment acquisition, the property merits serious consideration by buyers evaluating this segment of the market.

Frequently Asked Questions

What is the realistic rental yield if I purchase The Bayshore as an investment property?

Estimating rental yield for The Bayshore requires understanding both gross rental demand and operating costs. A 2-bedroom, 1,001-sqft unit in this location typically commands monthly rents between S$4,200 and S$4,800 depending on floor level, orientation, and furnishing standards. At the S$1.4 million purchase price, this translates to a gross yield of approximately 3.6–4.1 percent annually before factoring in maintenance fees (typically S$400–500 monthly for waterfront developments), property tax, insurance, and potential void periods. Net yield—the figure that truly matters to investors—typically ranges between 2.0–2.8 percent after all outgoings, though disciplined management and premium positioning can push yields slightly higher. The Bayshore's proximity to Bayshore MRT and East Coast Park appeals strongly to expatriate professionals and young upgraders, both of whom represent reliable, rent-paying tenant demographics with lower historical default rates. However, any investor must acknowledge that eastern waterfront yields remain compressed by Singapore's tightening rental market and cooling measures, so total return expectations should incorporate meaningful capital appreciation potential rather than relying solely on rental income.

How does the S$1.4 million price compare to recent per-square-foot transactions in the Bayshore area?

Recent comparable transactions in waterfront developments adjacent to Bayshore MRT suggest per-square-foot pricing ranges between S$1,320 and S$1,480 for two-bedroom units in comparable condition and age. The Bayshore listing at S$1.4 million translates to approximately S$1,398 per square foot—positioning it squarely within established market parameters for this micro-market. Comparable units with superior floor levels, unobstructed views, or recently completed renovations have achieved S$1,450+ per sqft, whilst those with compromised orientations or ageing finishes trade at S$1,300–1,350 per sqft. The eastern waterfront segment has appreciated steadily since Bayshore MRT's completion, with average psf growth of 4–6 percent annually over the past two years as the catchment absorbed initial occupancy demand. This pricing stability suggests neither exceptional value nor overvaluation, but rather market-clearing rates that reflect current risk-adjusted returns and capital appreciation expectations. Buyers should request detailed comparable analysis from their property agents to verify positioning relative to the specific floor, aspect, and condition of this particular unit.

What are the Additional Buyer's Stamp Duty implications at this S$1.4 million price point?

Additional Buyer's Stamp Duty (ABSD) applies progressively to all property acquisitions in Singapore, with rates varying based on citizen status and whether the property is a primary residence. For Singapore citizens purchasing a second residential property at S$1.4 million, ABSD totals 7 percent of the purchase price (amounting to S$98,000 in this case), comprising 5 percent on amounts above S$500,000 plus 10 percent on amounts beyond S$1 million. For permanent residents, the rate escalates to 15 percent on amounts above S$1 million, yielding ABSD liability of approximately S$154,000. Foreigners purchasing any residential property face a flat 25 percent ABSD (S$350,000), effectively rendering owner-occupied purchases by non-citizens prohibitively expensive. Married couples purchasing jointly (if at least one spouse holds Singapore citizenship) may benefit from allowing the second property purchase to be registered in the non-citizen spouse's name alone, though this strategy involves complex legal and tax considerations requiring qualified advice. The S$1.4 million threshold sits precisely at the point where ABSD escalates significantly, making the incremental cost of purchasing above versus below this level critically important in financing decisions. Professional tax and legal counsel is essential before exchange of contracts.

What is the lease decay risk for The Bayshore, and how will this impact future resale value?

The Bayshore is a leasehold property on land held under long-term lease from the state—standard for Singapore residential developments. If the property holds a 99-year lease (most common), the rate of lease decay depends on when the original development received its lease grant. Properties with remaining lease tenure below 70 years begin experiencing meaningful resale value compression, as residential mortgages become increasingly difficult to obtain and buyer pools contract. A property purchased today with 85 years remaining lease will face an approximately S$12,000–15,000 annual erosion in value attributable purely to lease decay (assuming stable property conditions and market), assuming linear depreciation models. However, en bloc sales of developments in mature lease phases remain feasible—the en bloc mechanism allows collective redevelopment, potentially triggering substantial windfall gains for owners who time sales advantageously. The Bayshore's recent development status and waterfront location make it a credible candidate for future collective sale, which could substantially offset conventional lease decay concerns. Purchasers should verify exact remaining lease tenure during due diligence and factor long-term lease renewal eligibility into ownership planning. For investors with 25+ year time horizons, lease decay represents a material but manageable consideration, whilst buyers planning to hold fewer than 15 years face less pressure from tenure erosion.

How does Bayshore MRT Station proximity affect property demand and capital appreciation?

Transport-oriented development remains one of Singapore's most reliable capital appreciation drivers, and Bayshore MRT's opening in 2024 has fundamentally reshaped this micro-market's investment trajectory. Properties within 400 metres of new MRT stations typically experience 6–8 percent capital appreciation in the three years following station opening, as landlocked populations reassess commute times and transport reliability. The Bayshore's position 270 metres from Bayshore MRT Station positions it within the premium accessibility band, delivering five-minute commute times to Orchard (7 stations), Marina Bay (9 stations), and employment nodes across the Thomson-East Coast Line's entire network. This accessibility advantage translates directly into rental demand—professional cohorts can relocate from central areas (where rents exceed S$6,000 monthly) to waterfront precincts with meaningful cost savings. Capital appreciation momentum from MRT proximity typically peaks 18–24 months post-opening, then stabilises as initial demand saturation occurs. The Bayshore, purchased in early-2024, may still capture remaining appreciation upside, though buyers should temper expectations toward 3–4 percent annual growth as standard long-term rates resume. Conversely, properties in secondary MRT catchments (400–600 metres) experience less pronounced appreciation, making Bayshore's positioning genuinely significant to total return forecasting over ownership periods exceeding five years.

Is The Bayshore suitable for first-time property buyers, upgraders, HNW investors, or first-generation wealthy cohorts?

The Bayshore appeals to distinctly different buyer cohorts with different risk profiles and objectives. First-time homebuyers often find the S$1.4 million price point challenging due to mortgage qualification requirements and accumulated down-payment hurdles, unless substantial savings or family assistance exists; these buyers might better target S$800,000–1.0 million entry-level units. Young professionals upgrading from HDB flats to their first private property will find The Bayshore's size and location compelling if household incomes exceed S$350,000 annually (ensuring debt-to-income manageable financing ratios), particularly those prioritising transport convenience and lifestyle amenities over maximum square footage. High-net-worth individuals viewing The Bayshore as a portfolio piece typically seek either core holdings (primary residences) or diversification within established residential corridors—the waterfront location satisfies both criteria, offering both personal occupancy appeal and stable rental yields without the leasing complexity of purpose-built investment properties. First-generation wealthy cohorts, particularly those establishing permanent Singapore residency, frequently gravitate toward Bayshore-adjacent properties as status-signalling and value-preservation vehicles; the lifestyle amenities and MRT accessibility appeal to global mobility expectations. Each cohort should approach acquisition with aligned expectations: first-timers should prioritise affordability and occupancy comfort; upgraders should balance investment potential with lifestyle fit; HNW portfolios should emphasise stability and inflation hedging; and new wealthy residents should consider cultural positioning and international comparability within their broader wealth strategy.

What is my financing headroom if I have a S$1.4 million purchase price and average TDSR limits?

Total Debt Service Ratio (TDSR) limits in Singapore cap monthly debt repayment obligations (inclusive of mortgages, car loans, personal loans, and credit card commitments) at 60 percent of gross monthly income for most borrowers, with some flexibility available for financially stronger applicants. For a S$1.4 million property purchase with 25 percent down payment (S$350,000) and 75 percent mortgage (S$1,050,000) financed over 30 years, monthly mortgage repayment approximates S$4,730 at prevailing interest rates of 4.0–4.3 percent. To comfortably satisfy TDSR constraints, monthly gross household income should exceed S$7,883 (assuming the mortgage represents 60 percent of allowable debt service), translating to annual household income above S$94,600. Dual-income households with combined incomes exceeding S$150,000 annually will find financing readily available with minimal friction from lending institutions, whilst single-income households at S$200,000+ will achieve optimal loan-to-value ratios and fastest approval timelines. Buyers carrying existing liabilities (vehicle loans, outstanding student debt, credit card balances) must ensure these plus projected mortgage repayments remain below the 60 percent TDSR ceiling—failing this test may result in loan rejection or mandatory down-payment increases. Professional mortgage brokers can model specific scenarios and identify lenders with flexible TDSR interpretation; purchasing power generally ranges between S$600,000 (minimal income) to S$3.0 million (high-net-worth) depending on debt profile and down-payment capacity, making The Bayshore accessible to upper-middle and affluent segments.

How does The Bayshore compare to competing 2-bedroom developments in the eastern waterfront segment?

The Bayshore competes directly with established developments including Draycott, Marina Coastal, and multiple smaller waterfront schemes positioned within the S$1.2–1.6 million price band for two-bedroom units. Draycott, whilst iconic and centrally located, occupies a premium positioning that commands S$1.5–1.8 million for equivalent square footage due to heritage branding and Orchard proximity—making it less direct competitor and more aspirational reference point. Marina Coastal, similarly positioned along East Coast Park's waterfront spine, trades at comparable per-sqft levels (S$1,350–1,450) but with superior build quality finishes and established amenity reputation, potentially justifying modest pricing premiums for units in prime positions. Smaller, less-marketed waterfront schemes occasionally offer S$1.2–1.3 million entry points for two-bedroom units, but typically sacrifice design quality, management reputation, or accessibility positioning to achieve lower price points. The Bayshore's advantage lies in MRT station proximity (most competitors sit 400–600 metres distant), modern finishes, and location within a development cohort still experiencing peak occupancy-phase appreciation. Disadvantages versus ultra-premium competitors include newer reputation requiring time to establish market presence, and potential architectural/finishes differentiation that may favour older, more established schemes. Rigorous per-sqft and rental yield comparison across 3–5 comparable schemes remains essential; buyers should insist agents provide detailed transaction evidence rather than relying on asking prices, which frequently exceed actual achieved rates.

Which unit stack or floor level within The Bayshore offers optimal value and capital appreciation potential?

Optimal value within residential developments varies inversely with perceived prestige: mid-level floors (6–18) typically offer superior value because they trade at 5–10 percent discounts versus high-floor units (floors 25+) despite negligible functional difference and, in tropical climates, superior energy efficiency from reduced solar exposure. Within The Bayshore, stack selection matters significantly—units facing East Coast Park (western orientation) command 8–12 percent premiums over park-facing counterparts, reflecting daylight quality, view appeal, and reduced afternoon heat accumulation. South-facing units receive consistent dappled light throughout the day and remain favourably positioned for rental appeal to international tenants accustomed to hemispheric seasonal variation. Corner units (with dual aspects) typically trade at 10–15 percent premiums because they offer superior cross-ventilation and multiple light sources, justifying premium positioning. Lower floors (1–5) suffer from street-noise exposure and limited privacy, trading at 10–15 percent discounts; however, these same units appeal to mobility-conscious buyers and elderly residents, potentially offering strong rental yields within specific tenant cohorts. Mid-floor units facing parks/water, positioned between stacks (not corner-dependent), represent optimal risk-adjusted value propositions because they balance lifestyle appeal against price efficiency. For investors prioritising yield, lower-floor park-facing units achieve occupancy speeds faster than premium positioning; for owner-occupiers, mid-high-floor corner aspects provide lifestyle satisfaction justifying modest premiums. Unit-specific orientation, neighbouring unit configuration (quiet stacks vs. core-adjacent), and renovated-vs.-original condition ultimately determine value more significantly than floor number alone.

What future supply pipeline exists in the eastern corridor that might impact The Bayshore's appreciation trajectory?

The Thomson-East Coast Line's completion has catalysed significant residential development across multiple station catchments, with planned and approved projects introducing meaningful new supply into the eastern corridor through 2026. In the immediate Bayshore vicinity, several private residential schemes have received planning approval for sites within 800 metres of the MRT station, with completion dates projected for 2025–2027. This new supply will inevitably create temporary pricing pressure as absorption timelines for completed projects compress, though the broader demand-supply dynamic depends critically on Singapore's economic growth, expatriate inflow rates, and residential property policies in effect during launch periods. The government's broader housing policy emphasises public housing provision through HDB programmes, implying that private residential supply constraints remain limited relative to effective demand—a structural advantage for existing completed projects like The Bayshore facing demand from upgraders and professionals seeking alternatives to mass-market options. However, new developments will likely incorporate modern specifications, finishes, and amenities designed to appeal to contemporary buyer expectations, potentially rendering older existing stock (including five-year-old developments) less attractive to first-purchase cohorts despite established reputation. The Bayshore's current ownership advantage derives from immediate occupancy availability and established community reputation, assets that will erode gradually as competing schemes complete. For long-term investors (10+ year horizons), new supply represents manageable headwind offset by demographic growth, expatriate professional inflow, and scarcity value of waterfront positioning; for short-term traders (2–5 year horizons), new supply timing becomes material risk factor meriting careful monitoring of government project announcement timelines.

The Bayshore 2-Bed Condo, S$1.4M | Bayshore MRT, 1,001 sqft