Rent vs D18 -11.1%
Rents near district median
Q Bay Residences's latest 12-month median rent is $3,200 compared with the D18 median of $3,600 for the same period. Use this district check before narrowing by bedroom and area band.
Q Bay Residences rent and sale price
D18 / Tampines, Pasir Ris
Address 1 Tampines Street 86 Q Bay Residences Singapore 528583
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Quick summary about Q Bay Residences
Q Bay Residences is a 99-year leasehold condominium in D18 / Tampines, Pasir Ris. The page currently tracks 624 rentals and 194 sales. Q Bay Residences is near TAMPINES WEST MRT STATION (DT31), about 1.35 km away.
For rent checks, start with the latest 12-month median of $3,200 per month and compare it with the full-history size-band range of $2,700 to $5,450. For sale checks, start with the latest 12-month median sale price of $1,620,000 and median sale PSF of $1,507 psf, then compare full-history floor-band evidence from $1,170,000 to $1,425,000 and PSF from $1,325 psf to $1,444 psf.
- Latest 12M median rent is $3,200 per month from 112 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,620,000, with median sale PSF at $1,507 psf from 25 sales.
- Rent is up 16.7% over the last 3 months. Sale PSF is up 1.9% over the last 3 months.
Q Bay Residences Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -14.1%
Sale PSF below district median
Q Bay Residences's latest 12-month median sale PSF is $1,507 psf versus the D18 median of $1,755 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.37%
Rent support near district screen
Gross yield is roughly 2.37% versus a D18 screen of 2.45%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 68.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +6.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare Q Bay Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,200
Is the asking rent fair?
$3,050 to $3,350 is the first fair-rent band to check. Above $3,350 should have a visible reason.
Latest 12M median sale PSF $1,507 psf
Is the purchase price fair?
$1,570,000 to $1,670,000 and $1,460 to $1,550 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,700
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 68.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +6.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Q Bay Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Condominium, Non-Landed Properties
Sales 194 resale transactions
Total sold value $242.0M
Q Bay Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 624 Jun 2021 to Jun 2026
Sale transactions 194 Jun 2021 to Jul 2026
Rent trend 16.7% Last 3 months
Sale PSF trend 1.9% Last 3 months
Q Bay Residences Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TAMPINES WEST MRT STATION (DT31) 1.35 km away
BEDOK RESERVOIR MRT STATION (DT30) 1.61 km away
TAMPINES MRT STATION (DT32) 1.83 km away
Schools nearby
SPRINGFIELD SECONDARY SCHOOL 0.35 km away
JUNYUAN SECONDARY SCHOOL 0.83 km away
SAINT HILDA'S PRIMARY SCHOOL 1.09 km away
SAINT HILDA'S SECONDARY SCHOOL 1.15 km away
Amenities
TAMPINES PARK CONNECTOR Park / green link · 0.83 km away
HAWKER CENTRE @ OUR TAMPINES HUB Food centre · 1.5 km away
Q Bay Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 151 rentals in view
Latest median sale PSF $1,598 psf 51 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 5 $1,598 psf $1,810,000
Jun 2026 11 $3,500 3 $1,568 psf $1,620,000
May 2026 9 $3,000 3 $1,648 psf $1,490,000
Apr 2026 13 $3,550 0 - -
Mar 2026 11 $2,800 1 $1,568 psf $1,620,000
Feb 2026 7 $3,200 3 $1,495 psf $1,200,000
Jan 2026 11 $3,000 2 $1,583 psf $1,804,444
Dec 2025 6 $2,875 1 $1,390 psf $1,780,888
Nov 2025 7 $3,300 2 $1,520 psf $1,521,500
Oct 2025 10 $3,550 3 $1,437 psf $1,670,888
Sept 2025 9 $3,200 2 $1,469 psf $1,032,500
Aug 2025 7 $4,980 2 $1,472 psf $1,232,500
Projects Similar to Q Bay Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2015 The Alps Residences 0.6 km away 990 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,437 psf
- Median rent
- $3,300
- Median sale PSF
- $1,353 psf
- Median rent
- $3,150
- Median sale PSF
- $1,309 psf
- Median rent
- $2,750
- Median sale PSF
- $1,327 psf
- Median rent
- $3,100
- Median sale PSF
- $1,288 psf
- Median rent
- $3,400
- Median sale PSF
- $1,218 psf
Q Bay Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,700 $2,589 258
2 bed $3,000 $2,961 196
3 bed $3,900 $3,829 135
4 bed $5,300 $5,042 31
5 bed $5,450 $5,617 4
Q Bay Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,700 $2,568 222
600 to 700 sqft $2,800 $2,732 22
700 to 800 sqft $3,000 $3,065 84
800 to 900 sqft $2,800 $2,810 100
900 to 1,000 sqft $3,600 $3,533 45
1,000 to 1,100 sqft $3,800 $3,514 37
1,100 to 1,200 sqft $3,800 $3,837 67
1,200 to 1,300 sqft $4,300 $4,038 10
Q Bay Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,250,000 $1,333 psf 49
06 to 10 $1,170,000 $1,405 psf 64
11 to 15 $1,200,000 $1,444 psf 67
16 to 20 $1,425,000 $1,325 psf 14
Q Bay Residences Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Q Bay Residences shows a latest 12-month median monthly rent of $3,200 across 112 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,200
Rentals in period 112
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Q Bay Residences show a median price of $1,620,000 and $1,507 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,620,000
Latest 12M median PSF $1,507 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Q Bay Residences has 194 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $242.0M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Q Bay Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,200/mo Test gross and net yield against typical rent. Buy vs rent $1.6M Compare ownership cost against renting. Mortgage $1.6M Estimate monthly payment from the sale price. Stamp duty $1,507 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D18 to compare Q Bay Residences against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Q Bay Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Q Bay Residences?
Q Bay Residences has a latest 12-month median monthly rent of $3,200 across 112 rentals in that period.
What is the typical sale price at Q Bay Residences?
The latest 12-month median sale price for Q Bay Residences is $1,620,000, based on 25 sales in that period.
What is the median sale PSF at Q Bay Residences?
The latest 12-month median sale price per square foot for Q Bay Residences is $1,507 psf. The average for the same period is $1,524 psf.
Is Q Bay Residences freehold or leasehold?
Q Bay Residences is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Q Bay Residences located?
Q Bay Residences is located at 1 Tampines Street 86 Q Bay Residences Singapore 528583 in D18 / Tampines, Pasir Ris.
How current is the Q Bay Residences transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.