High Floor 2-Bedroom at The Bayshore for sale. Enjoy elevated living in this high-floor 2-bedroom unit offering open scenic views and excellent connectivity. Thoughtfully laid out and well-maintained, this home is ideal for young couples, small families, or investors seeking a lifestyle location in the East. Key Highlights • High floor with bright, breezy ambience • Functional & spacious layout • MRT station right at your doorstep • Direct access to ECP & MCE for quick city commute • Short walk to East Coast Park for leisure and recreation ••Amenities (便利设施)•• — ~10-minute walk to East Coast Park — ~7-minute drive to Siglap V / Cold Storage — ~10-minute drive or 3 MRT stops to Parkway Parade Mall —Nearby hawker centres, supermarkets, tuition centres & daily conveniences **Enjoy a convenient lifestyle with everything you need just minutes away. ••Accessibility (可及性)•• — 3 MRT stops to Parkway Parade Mall (~6 mins) —9 MRT stops to CBD (~18 mins) — ~5-minute drive to ECP, KPE & MCE — ~10-minute drive to Downtown City Area **Ideal for city commuters and frequent drivers. ••Schools Within 1–2KM (学校)•• >>Within 1KM —Temasek Primary School >>Within 2KM —Bedok Green Primary School —Opera Estate Primary School —Fengshan Primary School **A great choice for families planning ahead. Contact me for an exclusive viewing This well-located unit is highly sought after – don’t miss it.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
240
Average Price
S1.3M
Total Value
S307.0M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 652 URA transactions · 4 outliers removed (IQR)
Fair Value
S$489,679
S$500 psf
Asking Price
S$1.35M
S$1,378 psf
vs Market
+175.7%
vs Last Done
-12.2%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
High
652 comps
Nearest MRT
Bedok
1603m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
652 comparable transactions
S$1,447
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.339
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$500
Recent Comparable Transactions
10 shown · 652 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,528sqft | S$2,400,000 | ▲S$1,570 +214.0% vs FV | Freehold |
Aug 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,528sqft | S$2,400,000 | ▲S$1,570 +214.0% vs FV | Freehold |
Aug 2025 | BAYSHORE ROAD Floor 11-15 | 1,227sqft | S$2,350,000 | ▲S$1,915 +283.0% vs FV | 99 yrs lease commencing from 1997 |
Aug 2025 | BAYSHORE ROAD Floor 21-25 | 1,238sqft | S$2,460,000 | ▲S$1,987 +297.4% vs FV | 99 yrs lease commencing from 1997 |
Aug 2025 | BAYSHORE ROAD Floor 01-05 | 1,475sqft | S$2,300,000 | ▲S$1,560 +212.0% vs FV | 99 yrs lease commencing from 1997 |
Aug 2025 | BAYSHORE ROAD Floor 06-10 | 936sqft | S$1,280,000 | ▲S$1,367 +173.4% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | BAYSHORE ROAD Floor 06-10 | 1,076sqft | S$1,450,000 | ▲S$1,347 +169.4% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | BAYSHORE ROAD Floor 06-10 | 1,292sqft | S$1,480,000 | ▲S$1,146 +129.2% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | BAYSHORE ROAD Floor 26-30 | 1,432sqft | S$2,150,000 | ▲S$1,502 +200.4% vs FV | 99 yrs lease commencing from 1993 |
Aug 2025 | BAYSHORE ROAD Floor 16-20 | 1,012sqft | S$1,400,000 | ▲S$1,384 +176.8% vs FV | 99 yrs lease commencing from 1993 |
Aug 2025 | JALAN HAJIJAH Floor 01-05 | 1,270sqft | S$1,940,000 | ▲S$1,527 +205.4% vs FV | 99 yrs lease commencing from 1995 |
UPPER EAST COAST ROAD
Aug 2025 · Floor 01-05
+214.0% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor 01-05
+214.0% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 11-15
+283.0% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 21-25
+297.4% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 01-05
+212.0% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 06-10
+173.4% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 06-10
+169.4% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 06-10
+129.2% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 26-30
+200.4% vs FV
BAYSHORE ROAD
Aug 2025 · Floor 16-20
+176.8% vs FV
JALAN HAJIJAH
Aug 2025 · Floor 01-05
+205.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 652 URA transactions (4 outliers removed), adjusted for: Tenure decay (66.1% discount); AI-detected value boosters: high floor (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.