Q Bay Residences
TAMPINES STREET 86 · D18
Median PSF · 12m
S$1,548
Median price · 12m
S$1.62M
Latest sale
S$1.86M
Jul 2026
1-year change
+3.8%
Sales · 12m
25
182 all time
Gross yield
3.64%
91 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +37.6%
- Annualised
- +6.3%
- Transactions
- 182
- 1 year
- +3.8%
- 3 years p.a.
- +5.4%
- 5 years p.a.
- +5.8%
- Median size
- 883 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for private homes in this district.
| Measure | Q Bay Residences | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,548 | S$1,727 | -10.4% |
| Median price | S$1.62M | S$1.76M | -7.9% |
| Gross rental yield | 3.64% | 3.12% | +0.5 pts |
| 1-year price change | +3.8% | -2.5% | +6.3 pts |
This development trades about 10% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,000
Contracts · 12m
91
Implied annual rent
S$36K
Gross yield
3.64%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 44 | S$2,800 |
| 2 bedroom | 24 | S$3,550 |
| 3 bedroom | 19 | S$4,100 |
| 4 bedroom | 4 | S$5,900 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
55/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%97
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%74
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%68
Gross yield against every other development in its segment.
- Valuationweight 22%43
How its median price per square foot compares with its own district.
- Locationweight 15%21
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines West MRT at 1.4 km.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tampines West MRT1.4 km
- Tampines MRT1.6 km
- Bedok Reservoir MRT1.9 km
Schools within 2 km
- Springfield Secondary Schoolsecondary (s1-s5)420 m
- Junyuan Secondary Schoolsecondary (s1-s5)510 m
- Poi Ching Schoolprimary830 m
- St. Hilda'S Primary Schoolprimary1.0 km
- St. Hilda'S Secondary Schoolsecondary (s1-s5)1.0 km
- Junyuan Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$2,330,000 | 1,410 sqft | S$1,652 | 11-15 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$1,880,000 | 1,119 sqft | S$1,679 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$1,858,000 | 1,163 sqft | S$1,598 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$1,810,000 | 1,119 sqft | S$1,617 | 11-15 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$1,150,000 | 797 sqft | S$1,444 | 01-05 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$775,000 | 517 sqft | S$1,500 | 06-10 | 84 yr 6 mo |
| Jun 2026 | Condominium | S$2,180,000 | 1,389 sqft | S$1,570 | 01-05 | 84 yr 7 mo |
| Jun 2026 | Condominium | S$1,620,000 | 1,033 sqft | S$1,568 | 01-05 | 84 yr 7 mo |
| Jun 2026 | Condominium | S$1,200,000 | 829 sqft | S$1,448 | 06-10 | 84 yr 7 mo |
| May 2026 | Condominium | S$1,850,000 | 1,119 sqft | S$1,653 | 11-15 | 84 yr 8 mo |
| May 2026 | Condominium | S$1,490,000 | 904 sqft | S$1,648 | 06-10 | 84 yr 8 mo |
| May 2026 | Condominium | S$1,238,000 | 829 sqft | S$1,494 | 11-15 | 84 yr 8 mo |
| Apr 2026 | Condominium | S$1,600,000 | 1,033 sqft | S$1,548 | 11-15 | 84 yr 9 mo |
| Mar 2026 | Condominium | S$1,620,000 | 1,033 sqft | S$1,568 | 01-05 | 84 yr 10 mo |
| Feb 2026 | Condominium | S$1,400,000 | 936 sqft | S$1,495 | 16-20 | 84 yr 11 mo |
| Feb 2026 | Condominium | S$1,200,000 | 797 sqft | S$1,507 | 06-10 | 84 yr 11 mo |
| Feb 2026 | Condominium | S$738,000 | 527 sqft | S$1,399 | 01-05 | 84 yr 11 mo |
| Jan 2026 | Condominium | S$1,838,888 | 1,119 sqft | S$1,643 | 11-15 | 85 yrs |
| Jan 2026 | Condominium | S$1,770,000 | 1,163 sqft | S$1,523 | 06-10 | 85 yrs |
| Dec 2025 | Condominium | S$1,780,888 | 1,281 sqft | S$1,390 | 01-05 | 85 yr 1 mo |
| Nov 2025 | Condominium | S$2,300,000 | 1,410 sqft | S$1,631 | 11-15 | 85 yr 2 mo |
| Nov 2025 | Condominium | S$743,000 | 527 sqft | S$1,409 | 06-10 | 85 yr 2 mo |
| Oct 2025 | Condominium | S$1,750,000 | 1,119 sqft | S$1,563 | 06-10 | 85 yr 3 mo |
| Oct 2025 | Condominium | S$1,670,888 | 1,163 sqft | S$1,437 | 01-05 | 85 yr 3 mo |
| Oct 2025 | Condominium | S$745,000 | 527 sqft | S$1,413 | 06-10 | 85 yr 3 mo |
| Sep 2025 | Condominium | S$1,320,000 | 883 sqft | S$1,496 | 06-10 | 85 yr 4 mo |
| Sep 2025 | Condominium | S$745,000 | 517 sqft | S$1,442 | 01-05 | 85 yr 4 mo |
| Aug 2025 | Condominium | S$1,725,000 | 1,119 sqft | S$1,541 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Condominium | S$740,000 | 527 sqft | S$1,403 | 06-10 | 85 yr 5 mo |
| Jul 2025 | Condominium | S$1,870,000 | 1,216 sqft | S$1,537 | 16-20 | 85 yr 6 mo |
| Jul 2025 | Condominium | S$1,590,000 | 1,033 sqft | S$1,539 | 06-10 | 85 yr 6 mo |
| Jul 2025 | Condominium | S$783,000 | 527 sqft | S$1,485 | 11-15 | 85 yr 6 mo |
| Jul 2025 | Condominium | S$767,900 | 517 sqft | S$1,486 | 11-15 | 85 yr 6 mo |
| Jun 2025 | Condominium | S$2,185,000 | 1,410 sqft | S$1,550 | 01-05 | 85 yr 7 mo |
| Jun 2025 | Condominium | S$1,290,000 | 829 sqft | S$1,556 | 11-15 | 85 yr 7 mo |
| Jun 2025 | Condominium | S$820,000 | 517 sqft | S$1,587 | 11-15 | 85 yr 7 mo |
| May 2025 | Condominium | S$2,268,000 | 1,410 sqft | S$1,608 | 06-10 | 85 yr 8 mo |
| May 2025 | Condominium | S$1,690,800 | 1,163 sqft | S$1,454 | 01-05 | 85 yr 8 mo |
| May 2025 | Condominium | S$1,250,000 | 829 sqft | S$1,508 | 11-15 | 85 yr 8 mo |
| May 2025 | Condominium | S$1,210,000 | 829 sqft | S$1,460 | 01-05 | 85 yr 8 mo |
Showing the 40 most recent of 182 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Santorini
S$1,503
+3.6%31 sales4.0% yield
The Tapestry
S$1,743
+2.2%45 sales3.9% yield
The Alps Residences
S$1,512
-0.5%41 sales4.0% yield
Arc At Tampines
S$1,405
+0.1%26 sales3.6% yield
Pinevale
S$1,201
+9.9%5 sales3.6% yield
The Tropica
S$1,321
+2.9%10 sales3.8% yield
Waterview
S$1,502
+1.0%15 sales3.6% yield
Citylife@Tampines
S$1,692
+7.5%30 sales3.2% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.