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URBAN VISTA

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Details

Project: URBAN VISTA
TOP year: 2016
Tenure: 99-year leasehold
Lease start: 2012
Land size: 13,998 sqm (150,673 sqft)
Plot ratio: 2.8
Developer: Bayfront Realty Pte Ltd
Gross rental yield: ~4.0% · ~$1.01M (est.)
Storeys: 15
Market segment: OCR
Total units: 582
Blocks: 11
District: 16

Upcoming MRT

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

Sungei Bedok · 1.6 km · 2026

Transactions

Showing 10 of 768

Beds

Period

Size–sqft


Jul 2026		1BR	$740,000	441	$1,678
Jul 2026		2BR	$915,000	560	$1,634
Jul 2026		2BR	$975,000	603	$1,617
Jul 2026		3BR	$1,830,000	1,335	$1,371
Jul 2026		3BR	$1,400,888	850	$1,648
Jul 2026		2BR	$1,420,000	1,249	$1,137
Jul 2026		1BR	$730,000	441	$1,655
Jun 2026		3BR	$1,280,000	786	$1,628
Jun 2026		2BR	$903,000	592	$1,525
May 2026		1BR	$725,000	441	$1,644

Price Action

Rising+4.2%Last 12 months$1,628 psf

Beds

PSF (S$)78 sales · Sep 2024 to Aug 2026

typical range, $1,508 to $1,64412 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 URBAN VISTA

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	136	23%	431-861 sqft	S$2,850/mo	~4.7%	66
2BR	248	43%	549-1,249 sqft	S$3,190/mo	~4.0%	108
3BR	160	27%	786-1,485 sqft	S$4,000/mo	~3.5%	65
4BR	37	6%	1,044-1,668 sqft	—	—	—
5BR	1	0%	1,862 sqft	—	—	—

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Sceneca Residence	132 m	Aug 2026		Subsale	3BR	$2,688,000	1,162	$2,313
Sceneca Residence	132 m	Aug 2026		Subsale	2BR	$1,570,000	689	$2,279
Sceneca Residence	132 m	Aug 2026		Subsale	2BR	$1,730,000	754	$2,294
Grandeur Park Residences	152 m	Aug 2026		Resale	5BR+	$2,988,000	1,453	$2,056
Grandeur Park Residences	152 m	Aug 2026		Resale	2BR	$1,130,000	560	$2,018
Grandeur Park Residences	152 m	Aug 2026		Resale	3BR	$1,850,000	883	$2,095
Casa Merah	221 m	Aug 2026		Resale	4BR	$2,405,000	1,550	$1,552
East Meadows	126 m	Jul 2026		Resale	3BR	$1,500,000	1,195	$1,255
East Meadows	126 m	Jul 2026		Resale	3BR	$1,400,000	1,249	$1,121
East Meadows	126 m	Jul 2026		Resale	3BR	$1,430,000	1,195	$1,197
Optima @ Tanah Merah	233 m	Jul 2026		Resale	2BR	$1,750,000	1,001	$1,748
Casa Merah	221 m	Jun 2026		Resale	2BR	$1,520,000	947	$1,605
Casa Merah	221 m	Jun 2026		Resale	3BR	$2,050,000	1,346	$1,523
The Tanamera	253 m	Jun 2026		Resale	2BR	$1,528,888	1,324	$1,155
Optima @ Tanah Merah	233 m	May 2026		Resale	3BR	$2,150,000	1,259	$1,708
The Tanamera	253 m	May 2026		Resale	3BR	$1,890,000	1,518	$1,245
Optima @ Tanah Merah	233 m	Apr 2026		Resale	2BR	$1,380,000	872	$1,583
The Tanamera	253 m	Jan 2026		Resale	2BR	$1,680,000	1,324	$1,269

Nearby Condos

En-Bloc

Very low likelihood

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

URBAN VISTA 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

196 realized resale exits at URBAN VISTA.133 profitable, 63 at a loss.Median 0.41%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	52	11y 5m	$1,498	$1,635	S$55,251	0.69%
2BR	40	11y 3m	$1,517	$1,612	S$60,472	0.56%
3BR	32	11y 5m	$1,409	$1,518	S$91,131	0.61%
4BR	9	11y 0m	$1,076	$1,231	S$147,000	0.76%
Total	133	11y 4m	$1,498	$1,587	S$64,417	0.64%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	14	9y 1m	$1,541	$1,475	S$-18,049	-0.25%
2BR	19	9y 0m	$1,483	$1,393	S$-38,159	-0.41%
3BR	26	9y 0m	$1,488	$1,363	S$-105,025	-0.82%
4BR	3	9y 11m	$1,239	$1,185	S$-79,352	-0.39%
5BR+	1	8y 8m	$1,297	$1,139	S$-263,392	-1.49%
Total	63	9y 1m	$1,498	$1,393	S$-43,906	-0.47%

Exit Risk

If you bought at URBAN VISTA today: ~$1,629 psf.Resale median, last 12 months, 31 sales.

Where current owners entered (psf)

today ~$1,629

$1,195 p5median $1,487p95 $1,667

Your entry price$1,630 psf

88.9%

≈ top quartile for this project

of current owners entered below $1,629 psf — they could sell below your entry and still profit.

78.7%

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.

19 within 1 km

This property

$1,598

psf · 73 sales

Lowest

$1,016

psf

Average

$1,420

psf

Highest

$2,065

psf

Urban Vista sits 13% above the nearby average for the last 2 years of sales.


—	Urban VistaThis property	LH	2016	$1,598
126 m	East Meadows	LH	2001	$1,290
132 m	Sceneca Residence	LH	2026	$2,065
152 m	Grandeur Park Residences	LH	2020	$2,002
221 m	Casa Merah	LH	2009	$1,516
233 m	Optima @ Tanah Merah	LH	2012	$1,506
253 m	The Tanamera	LH	1994	$1,200
472 m	The Glades	LH	2016	$1,746
473 m	Eco	LH	2017	$1,548
481 m	Peakview Estate	FH	—	—
540 m	East Village	FH	2014	$1,171

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
Bedok Green Primary SchoolPhase 2C · 30 applied · 195 places	740 m	≤ 1 km	No ballot	30	195
St. Anthony'S Canossian Primary SchoolPhase 2C · 33 applied · 164 places	785 m	≤ 1 km	No ballot	33	164
Temasek Primary SchoolPhase 2C · 103 applied · 50 places	980 m	≤ 1 km	Balloted · ≤ 1 km	103	50
Within 1 km of blocks 8, 10, 12 & 14; blocks 2, 6, 16, 20 & 22 borderlineYour band is exactly the cut — priority, but contested.

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Red Swastika SchoolPhase 2C · 93 applied · 41 places	1.15 km	1–2 km	Balloted · ≤ 1 km	93	41
Did not reach this home's band.
Fengshan Primary SchoolPhase 2C · 93 applied · 69 places	1.31 km	1–2 km	Balloted · 1–2 km	93	69
Your band is exactly the cut — priority, but contested.
Yu Neng Primary SchoolPhase 2C · 60 applied · 44 places	1.35 km	1–2 km	Balloted · ≤ 1 km	60	44
Did not reach this home's band.
Changkat Primary SchoolPhase 2C · 42 applied · 220 places	1.52 km	1–2 km	No ballot	42	220

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 URBAN VISTA

Beds

	01	02	03	04
13	#13-011,4423BR	#13-021,4853BR	#13-031,0662BR	#13-041,0762BR
12	#12-018933BR	#12-028503BR	#12-035602BR	#12-045922BR
11	#11-015491BR	#11-028503BR	#11-035492BR
10	#10-015491BR	#10-028503BR	#10-035602BR
09	#09-018933BR	#09-028503BR	#09-035492BR	#09-045922BR
08	#08-018933BR	#08-028503BR	#08-035602BR	#08-045922BR
07	#07-018933BR	#07-028503BR	#07-035492BR	#07-045922BR
06	#06-018933BR	#06-028503BR	#06-035602BR	#06-045922BR
05	#05-018933BR	#05-028503BR	#05-035492BR	#05-045922BR
04	#04-011,0333BR	#04-029903BR	#04-035602BR	#04-045922BR
03			#03-035492BR	#03-045922BR
02			#02-035602BR	#02-045922BR
01			#01-036032BR	#01-046572BR

1BR2BR3BR4BR5BR· tile shows strata sq ft