Q Bay Residences
Q Bay Residences is a condominium in District 18 (Tampines / Pasir Ris), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,515 psf from 28 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2012, about 85 years left
- Completed
- 2016, about 10 years old
What the prices say
The median home in Q Bay Residences sold for S$1,610,000: the middle of 28 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 8% higher. By price per square foot it ranks 11th of the 40 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,157 psf in 2021 (39 sales) and S$1,558 psf in 2026 so far (20 sales), up about 35%. The highest year in the record was 2025 at S$1,492 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,527 psf against S$1,457 psf on floors 1 to 5, about 5% more per square foot (24 months).
By unit size (24 months): under 600 sq ft at S$1,460 psf, 600 to 899 sq ft at S$1,493 psf, 900 to 1,199 sq ft at S$1,545 psf and 1,200 to 1,499 sq ft at S$1,572 psf. Larger homes cost more per square foot than smaller ones.
Against similar projects in the district
This project and the three others in District 18 (Tampines / Pasir Ris) whose median over the last 12 months is closest to Q Bay Residences' S$1,515 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,502 psf, about the same as Q Bay Residences (within 1%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Q Bay Residences | S$1,515 psf | 28 |
| The Alps Residences | S$1,515 psf | 45 |
| D'Nest | S$1,502 psf | 57 |
| Waterview | S$1,502 psf | 19 |
What sells here
28 homes sold in the last 12 months, down from 38 in the 12 months before.
The most common size was under 600 sq ft, with 21 of the 66 sales in the last 24 months.
None of the 66 sales in the last 24 months were first sales of new units: all 66 were resales.
The first new sale in our records was in January 2013.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,000 a month (108 contracts). The district's median across every contract was S$3,600, so rents here ran well below it: about 17% lower.
Over the 24 months the median rent was S$3,000 (207 contracts), the same as the latest 12 months.
By bedrooms: 1 bedroom S$2,800 (53), 2 bedrooms S$3,550 (29), 3 bedrooms S$4,100 (21) and 4 or more bedrooms S$5,800 (5). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (23 rentals and 13 resale or sub-sale transactions) gives a gross yield estimate of 2.8%: a median rent of S$4,100 a month against a median price of S$1,750,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 3 size ranges the estimate runs from 2.8% to 4.5%.
Under 600 sq ft: 4.5% (rent S$2,800 a month, price S$744,000) and 600 to 899 sq ft: 3.5% (rent S$3,500 a month, price S$1,200,000).
Age and lease
23 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of Q Bay Residences and have a price. Their middle price was S$1,468 psf, so Q Bay Residences sold a little above projects of a similar age: about 3% higher.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Q Bay Residences. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Q Bay Residences?
S$1,515 psf in the 12 months to August 2026, from 28 sales. For the median home that is S$1,610,000.
How many homes sold in Q Bay Residences?
28 in the last 12 months and 66 in the last 24 months, across all sale types.
What do homes in Q Bay Residences rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,000 a month, from 108 contracts.
What is the rental yield in Q Bay Residences?
Between 2.8% and 4.5% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Q Bay Residences?
It is a 99-year lease from 2012, which leaves about 85 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,515 psf | S$1,610,000 | 28 |
| Last 24 months | S$1,496 psf | S$1,290,000 | 66 |
| Last 5 years | S$1,407 psf | S$1,230,000 | 183 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,157 psf | 39 |
| 2022 | S$1,231 psf | 52 |
| 2023 | S$1,381 psf | 21 |
| 2024 | S$1,459 psf | 43 |
| 2025 | S$1,492 psf | 38 |
| 2026 (to August) | S$1,558 psf | 20 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,457 psf | 14 |
| Floors 6 to 10 | S$1,496 psf | 28 |
| Floors 11 to 15 | S$1,527 psf | 22 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| Under 600 sq ft | S$1,460 psf | 21 |
| 600 to 899 sq ft | S$1,493 psf | 15 |
| 900 to 1,199 sq ft | S$1,545 psf | 20 |
| 1,200 to 1,499 sq ft | S$1,572 psf | 10 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Q Bay Residences, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,000 a month | 108 |
| Last 24 months | S$3,000 a month | 207 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$2,800 a month | 53 | S$2,800 a month |
| 2 bedrooms | S$3,550 a month | 29 | S$3,500 a month |
| 3 bedrooms | S$4,100 a month | 21 | S$4,450 a month |
| 4 or more bedrooms | S$5,800 a month | 5 | S$5,500 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 18 (Tampines / Pasir Ris)
- Rents for every district, by size
- Rent against price for Q Bay Residences, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Q Bay Residences, with a likely range and the recent sales behind it. Sign in is free.
Open Q Bay Residences in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- Ripple Bay
- Ris Grandeur
- Savannah Condopark
- Sea Esta
- Sea Horizon
- Seastrand
- Simei Green Condominium
- Stratum
- The Alps Residences
- The Esparis
- The Palette
- The Santorini
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.