District 18 · Tampines · OCR
Q Bay Residences
Tampines Street 86 · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,519
+8.9% vs district median
Gross yield
3.7%
median rent $3,300/mo
3-year gain
13.4%
Transactions · 5y
188
26 in last 12 months
Nearest MRT
Tampines West Mrt Station · 1,340.004m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+146% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+9.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
Secondary
Springfield Secondary School · 350m
Food
Hawker Centre @ Our Tampines Hub · 1.5km
Green
Bedok Reservoir Pk · 951m
Mall
Tampines Mall · 2.0km
Health
Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 1.8km
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,488 psf - 4% above units on floors 1–5 ($1,428 psf).
Price trend average PSF by year
2021
$1,159
2022
$1,239
+6.9%
2023
$1,366
+10.3%
2024
$1,424
+4.2%
2025
$1,490
+4.6%
2026
$1,549
+4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $4.91 | 3.9% | 217 |
| 2BR | $3,000/mo | $3.53 | 2.8% | 176 |
| 3BR | $4,000/mo | $3.48 | 2.7% | 127 |
| 4BR | $5,300/mo | $3.66 | 2.9% | 30 |
| 5BR | $5,500/mo | $3.14 | 2.5% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,330,000 | 1,410 | $1,652 | 11-15 |
| Jul 2026 | $1,810,000 | 1,119 | $1,617 | 11-15 |
| Jul 2026 | $1,150,000 | 797 | $1,444 | 01-05 |
| Jun 2026 | $2,180,000 | 1,389 | $1,570 | 01-05 |
| Jun 2026 | $1,620,000 | 1,033 | $1,568 | 01-05 |
| Jun 2026 | $1,200,000 | 829 | $1,448 | 06-10 |
| May 2026 | $1,850,000 | 1,119 | $1,653 | 11-15 |
| May 2026 | $1,490,000 | 904 | $1,648 | 06-10 |
| May 2026 | $1,238,000 | 829 | $1,494 | 11-15 |
| Apr 2026 | $1,600,000 | 1,033 | $1,548 | 11-15 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Q Bay Residences actually sell for - this project trades at 2.0× the nearest block’s PSF.