For Sales Q Bay Residences within walking distance to Bedok Reservoir Park 3 Bedrooms 3 Bathrooms with Utility or Helper Room. Sell Vacant No Extension of Stay Required. This well-planned home features three generously sized bedrooms, three contemporary bathrooms, and a separate utility/maid’s room, ideal for families seeking space, comfort, and functionality. The apartment boasts a bright and airy layout with large windows that allow plenty of natural light throughout the living and dining areas. Please call / text Mark at [9.2.3.5.9.1.0.7] to arrange an exclusive viewing. Unit Details: - 3 Bedrooms, 3 Bathrooms, 1 Utility or Helper Room - Spacious Living Room, Dining area, Kitchen, Balcony - Spacious 1119 sqft / 104 sqm layout perfect for own stay or investment - Ceiling height: 2.75m - Living and Dining: Porcelain Tiles - Bedroom: Parquet Timber flooring - Balcony: Porcelain Tiles - Monthly maintenance fee: Around $380, 2 resident carpark lots - Tenure: 99-Year Leasehold - Condition: Well renovated and maintained by owner - Facing: Quiet facing - Layout: Efficient & spacious with dedicated study area - Kitchen can be enclosed with sliding door - Bright & Breezy with excellent natural light Directions: Main Door facing East Balcony facing South Master Bedroom windows facing South Common Bedroom 1 windows facing South Common Bedroom 2 windows facing West Full Condo Facilities: Super Mart, Johan Taekwondo school, Guardhouse, Many Swimming Pools, Kids Pools, Gym, Function Rooms, BBQ pits, 2 Tennis Courts, Multi-Purpose Court, Club House, Basement Carpark. Unmatched Connectivity & Convenience 1.34km to Tampines West MRT Station (Downtown Line) Within 5-8 mins walk to many shops and amenities 960m to Temasek Polytechnic 1.05km to St. Hilda's Primary School 1.14km to Poi Ching Primary School 1.33km to Junyuan Primary School 1.77km to Tampines Primary School Please call / text Mark at [9.2.3.5.9.1.0.7] to arrange an exclusive viewing.
D18 - Tampines
Tampines West MRT
13 April 2016
Medium (630 units)
630 units
9 Blocks, 16 Floors
Frasers Centrepoint,Far East Organization,Sekisui House
Q Bay Residences has a total of 630 units, from 1 Bed - 1 Bath to 4 Bed - 3 Bath units. There are 51 types of floor plans from 516 sqft to 1,657 sqft.
Q Bay Residences has 9 blocks and up to 16 storeys.
Q Bay Residences is a 99 years leasehold Generic Condo development located in Tampines, District 18. Completed in 2016, it has a total of 9 blocks within the development and comprises a total of 630 units. It is within walking distance to MRT stations such as Tampines West MRT and Tampines West MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Q Bay Residences is also close to schools like Used Piano Shop & Music Book Online Shop in Singapore, Springfield Secondary School and Smiling Star Han Yu Pin Yin - Tampines Street 83. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Giant Express - Tampines 829 and MCP Supermarket for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as GreenForest Family Clinic. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Rain Garden, to enjoy some fresh air.
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Total Transactions
200
Average Price
S1.2M
Total Value
S235.7M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 180 URA transactions
Fair Value
S$1.64M
S$1,464 psf
Asking Price
S$1.85M
S$1,651 psf
vs Market
+12.8%
vs Last Done
+7.1%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Tampines West
1382m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,398
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,464
Recent Comparable Transactions
10 shown · 180 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▼S$1,403 -4.2% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$767,900 | ▲S$1,486 +1.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$783,000 | ▲S$1,485 +1.4% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 1,033sqft | S$1,590,000 | ▲S$1,539 +5.1% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 16-20 | 1,216sqft | S$1,870,000 | ▲S$1,537 +5.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$820,000 | ▲S$1,587 +8.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 829sqft | S$1,290,000 | ▲S$1,556 +6.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,410sqft | S$2,185,000 | ▲S$1,550 +5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 1,163sqft | S$1,690,800 | ▼S$1,454 -0.7% vs FV | 99 yrs lease commencing from 2012 |
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
-4.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+5.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 16-20
+5.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+8.4% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+6.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.9% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
-0.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.