CONDODistrict 16

THE BAYSHORE

Name: THE BAYSHORE
Address: SG

Details

Project: THE BAYSHORE
TOP year: 1997
Tenure: 99
Lease start: 1993
Land size: Coming soon
Plot ratio: 3
Developer: Coming soon
Gross rental yield: ~3.4% · ~$1.47M (est.)
Total units: 1038
Blocks: 12
District: 16

Upcoming MRT

1.3 km from Bedok South (TEL Stage 5), opening 2026 · ~16 min walk

Unit Catalogue for THE BAYSHORE

Bedroom type	No. of units	%	Size range	Gross rent
1-bedroom	7	1%	926 sqft	—
2-bedroom	411	45%	926–1,076 sqft	S$3,800/mo
3-bedroom	318	35%	1,184–1,346 sqft	S$4,600/mo
4-bedroom	174	19%	980–2,067 sqft	S$5,500/mo

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.5%	~$1.3M	145
3 BR	~3.2%	~$1.7M	65
4 BR	~3.3%	~$2M	21

Relevant market insights

Primary Schools Within 1 km / 2 km

Temasek Primary SchoolWithin 1 km of blocks 22, 24, 28, 30, 32 & 34 only≤ 1 km820 m
Bedok Green Primary School1–2 km1.15 km
Opera Estate Primary School1–2 km1.77 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

En-bloc likelihood: not yet rated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio has transaction records for 237 of 1,038 units at THE BAYSHORE — the units we can track. Of those, 59% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 17% have been held for more than 10 years.

59%

Free to sell (no SSD)

139 of 237 tracked units are past the 3-year SSD period

61%

Sitting on a gain

1,042 of 1,713 resales sold above what the seller paid

Price Action

Beds

Bedroom counts are temporarily unavailable — this page refreshes automatically within a few minutes.

Transaction History

Beds

Period

Size–sqft

Showing 10 of 2025 total recorded transactions.


Jun 2026	—	$1,260,000	925	$1,362
Jun 2026	—	$1,870,000	1,227	$1,524
Jun 2026	—	$1,950,000	1,431	$1,363
May 2026	—	$1,388,000	936	$1,483
May 2026	—	$1,330,000	979	$1,359
May 2026	—	$1,990,000	1,431	$1,391
Apr 2026	—	$1,293,000	979	$1,321
Apr 2026	—	$1,465,000	958	$1,529
Apr 2026	—	$1,250,000	925	$1,351
Mar 2026	—	$1,325,000	1,011	$1,311

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Costa Del Sol	113 m	Jun 2026	Resale	4BR	$3,350,000	1,754	$1,910
Uber 388	147 m	Jun 2026	Resale	3BR	$2,380,000	1,388	$1,715
Villas Laguna	199 m	Jun 2026	Resale	3BR	$2,510,000	1,496	$1,678
Vela Bay	298 m	Jun 2026	New Sale	4BR	$3,340,000	1,173	$2,847
Costa Del Sol	113 m	May 2026	Resale	3BR	$2,798,000	1,345	$2,080
Costa Del Sol	113 m	May 2026	Resale	3BR	$2,750,000	1,345	$2,045
Uber 388	147 m	May 2026	Resale	2BR	$1,700,000	925	$1,838
Vela Bay	298 m	May 2026	New Sale	2BR	$1,547,000	592	$2,613
Rich East Garden	272 m	Apr 2026	Resale	3BR	$3,580,000	2,389	$1,499
Vela Bay	298 m	Apr 2026	New Sale	4BR	$4,311,000	1,377	$3,131
Uber 388	147 m	Mar 2026	Resale	4BR	$2,810,000	1,517	$1,852
East Coast Residences	230 m	Oct 2025	Resale	2BR	$1,650,000	936	$1,763
Breeze By The East	203 m	Sep 2025	Resale	3BR	$3,360,000	1,776	$1,892
Breeze By The East	203 m	Jul 2025	Resale	2BR	$2,100,000	1,248	$1,683
East Coast Residences	230 m	Jul 2025	Resale	3BR	$1,790,000	1,001	$1,788
East Coast Residences	230 m	Jul 2025	Resale	1BR	$2,200,000	1,453	$1,514
Villas Laguna	199 m	May 2025	Resale	3BR	$2,300,000	1,560	$1,474
Breeze By The East	203 m	Apr 2025	Resale	4BR	$4,008,888	2,518	$1,592
The Tropic Gardens	170 m	Aug 2024	Resale	2BR	$1,888,888	1,248	$1,514
The Tropic Gardens	170 m	Aug 2024	Resale	3BR	$2,588,000	1,550	$1,670

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 THE BAYSHORE

Beds

	04
10	#10-049362BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

229 realized resale exits at THE BAYSHORE over the 5y window — 229 profitable, 0 at a loss, a median 1.79%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	142	26y 8m	$766	$1,252	S$421,714	1.69%
4BR	86	26y 11m	$753	$1,311	S$688,477	2.03%
5BR+	1	28y 2m	$732	$1,210	S$987,144	1.80%
Total	229	26y 10m	$753	$1,282	S$525,000	1.79%

Loss Distribution

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

7 of 229exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE BAYSHORE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

If you bought at THE BAYSHORE today at ~$1,387 psf (the recent resale median — last 12 months, 42 sales)…

85.2%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=237 traced current owners, 98.7% unit-exact

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE BAYSHORE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.4M, the median of recent sale transactions at THE BAYSHORE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

36 within 1 km

Lowest

$1,149

psf

Average

$1,670

psf

Highest

$2,863

psf

This propertyNearby condo


113 m	Costa Del Sol	LH	2004	$1,891
130 m	East Coast Ville	FH	1984	—
147 m	Uber 388	FH	2014	$1,838
170 m	The Tropic Gardens	FH	1995	$1,592
199 m	Villas Laguna	FH	1993	$1,576
203 m	Breeze By The East	FH	2011	$1,637
230 m	East Coast Residences	FH	2011	$1,763
272 m	Rich East Garden	FH	1983	$1,499
298 m	Vela Bay	LH	2031	$2,863
322 m	Landbay Condominium	FH	1996	$1,748

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.