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DOUBLE BAY RESIDENCES

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DOUBLE BAY RESIDENCES

Details

Project: DOUBLE BAY RESIDENCES
TOP year: 2012
Tenure: 99-year leasehold
Lease start: 2008
Land size: 32,211 sqm (346,715 sqft)
Plot ratio: 2.3
Developer: Secure Venture Development (Simei) Pte. Ltd.
Gross rental yield: ~3.3% · ~$1.74M (est.)
Storeys: 13
Market segment: OCR
Total units: 646
Blocks: 14
District: 18

Transactions

Showing 10 of 1155

Beds

Period

Size–sqft


Aug 2026		3BR	$2,150,000	1,970	$1,091
May 2026		2BR	$1,360,000	936	$1,453
Apr 2026		2BR	$1,470,000	1,001	$1,469
Apr 2026		2BR	$1,480,000	1,001	$1,479
Apr 2026		2BR	$1,252,000	936	$1,338
Apr 2026		2BR	$1,488,000	1,001	$1,487
Mar 2026		3BR	$1,845,000	1,270	$1,453
Mar 2026		3BR	$1,925,000	1,313	$1,466
Mar 2026		2BR	$1,450,000	1,001	$1,449
Mar 2026		3BR	$1,950,000	1,313	$1,485

Price Action

Rising+3.4%Last 12 months$1,467 psf

Beds

PSF (S$)47 sales · Sep 2024 to Aug 2026

typical range, $1,400 to $1,47612 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of DOUBLE BAY RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	20	3%	538-635 sqft	—	—	—
2BR	186	29%	926-1,765 sqft	S$4,000/mo	~3.4%	70
3BR	366	57%	1,259-3,111 sqft	S$5,200/mo	~3.3%	72
4BR	68	11%	1,550-3,143 sqft	S$6,000/mo*	~3.1%· low sample (1 sale)	17
5BR	7	1%	3,466-3,703 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Tropical Spring	104 m	Aug 2026		Resale	2BR	$1,420,000	1,076	$1,320
Simei Green Condominium	179 m	Aug 2026		Resale	3BR	$1,390,000	1,195	$1,163
Modena	271 m	Jul 2026		Resale	2BR	$1,230,000	969	$1,269
Tropical Spring	104 m	Jun 2026		Resale	3BR	$1,600,000	1,335	$1,199
Tropical Spring	104 m	Jun 2026		Resale	3BR	$1,630,000	1,335	$1,221
Simei Green Condominium	179 m	Jun 2026		Resale	3BR	$1,760,000	1,701	$1,035
Simei Green Condominium	179 m	Jun 2026		Resale	3BR	$1,058,000	969	$1,092
Modena	271 m	May 2026		Resale	3BR	$1,798,000	1,356	$1,326
Modena	271 m	Apr 2026		Resale	4BR	$3,100,000	2,777	$1,116
Sunbird View	149 m	Feb 2024	—	Resale	—	$1,428,000	1,302	$1,097
Sunbird View	149 m	10 Dec 2019	—	Resale	—	$800,000	926	$864
Sunbird View	149 m	27 Apr 2017	—	Resale	—	$775,000	926	$837

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

DOUBLE BAY RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

130 realized resale exits at DOUBLE BAY RESIDENCES.130 profitable, 0 at a loss.Median 4.77%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	3	15y 7m	$805	$1,366	S$301,643	3.48%
2BR	2	13y 3m	$805	$1,203	S$237,400	3.10%
3BR	47	14y 5m	$665	$1,303	S$635,884	4.73%
4BR	64	14y 4m	$649	$1,342	S$884,850	4.85%
5BR+	14	15y 1m	$630	$1,184	S$1,245,403	4.70%
Total	130	14y 6m	$656	$1,313	S$753,168	4.77%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at DOUBLE BAY RESIDENCES today: ~$1,467 psf.Resale median, last 12 months, 20 sales.

Where current owners entered (psf)

today ~$1,467

$624 p5median $949p95 $1,402

Your entry price$1,470 psf

98.0%

≈ top quartile for this project

of current owners entered below $1,467 psf — they could sell below your entry and still profit.

91.1%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

13 within 1 km

This property

$1,437

psf · 47 sales

Lowest

$939

psf

Average

$1,229

psf

Highest

$1,586

psf

Double Bay Residences sits 17% above the nearby average for the last 2 years of sales.


—	Double Bay ResidencesThis property	LH	2012	$1,437
104 m	Tropical Spring	LH	2002	$1,217
149 m	Sunbird View	FH	—	—
179 m	Simei Green Condominium	LH	1999	$1,094
271 m	Modena	LH	2001	$1,223
328 m	My Manhattan	LH	2014	$1,586
336 m	Apollo Gardens	FH	1984	$1,238
522 m	Tropicana Condominium	FH	1994	$1,218
559 m	Eastpoint Green	LH	1999	$1,150
720 m	Melville Park	LH	1996	$939
817 m	Changi Court	FH	1997	$1,420

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Changkat Primary SchoolPhase 2C · 42 applied · 220 places	355 m	≤ 1 km	No ballot	42	220

7 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Chongzheng Primary SchoolPhase 2C · 127 applied · 125 places	1.14 km	1–2 km	No ballot	127	125
Yumin Primary SchoolPhase 2C · 10 applied · 201 places	1.2 km	1–2 km	No ballot	10	201
East Spring Primary SchoolPhase 2C · 55 applied · 165 places	1.35 km	1–2 km	No ballot	55	165
Tampines Primary SchoolPhase 2C · 84 applied · 131 places	1.61 km	1–2 km	No ballot	84	131
St. Anthony'S Canossian Primary SchoolPhase 2C · 33 applied · 164 places	1.68 km	1–2 km	No ballot	33	164
Junyuan Primary SchoolPhase 2C · 91 applied · 85 places	1.86 km	1–2 km	PR ballot only	91	85
Within 2 km of 11 of 14 blocks; blocks 21A & 21B borderline
Gongshang Primary SchoolPhase 2C · 117 applied · 44 places	1.89 km	1–2 km	Balloted · ≤ 1 km	117	44
Within 2 km of 8 of 14 blocks; blocks 19D, 21C & 21D borderlineDid not reach this home's band.

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for DOUBLE BAY RESIDENCES

Beds

	01	02	03	04
12	#12-011,2703BR	#12-021,2703BR	#12-039362BR	#12-049362BR
11	#11-011,2703BR	#11-021,2703BR	#11-039362BR	#11-049362BR
10	#10-011,2703BR	#10-021,2703BR	#10-039362BR	#10-049362BR
09	#09-011,2703BR	#09-021,2703BR	#09-039362BR	#09-049362BR
08	#08-011,2703BR	#08-021,2703BR	#08-039362BR	#08-049362BR
07	#07-011,2703BR	#07-021,2703BR	#07-039362BR	#07-049362BR
06	#06-011,2703BR	#06-021,2703BR	#06-039362BR	#06-049362BR
05	#05-011,2703BR	#05-021,2703BR	#05-039362BR	#05-049362BR
04	#04-011,2703BR	#04-021,2703BR	#04-039362BR	#04-049362BR
03	#03-011,2703BR	#03-021,2703BR	#03-039362BR	#03-049362BR

1BR2BR3BR4BR5BR· tile shows strata sq ft