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District 16 · Singapore

The Bayshore

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,010 sq ft home in The Bayshore

Comparable sales
Comparable-sale benchmarkS$1,300,000

S$1,255,000 – S$1,388,000

Middle 50% of recorded prices
27 comparable sales over 12 months

Recent comparable sale is S$50,000 lower than the benchmark.

3.8%below the benchmark
Recent comparable saleS$1,250,000
Comparable medianS$1,300,000
S$0S$2,100,000
Below range Within range Above range

Recorded sale from 2026-07. Add an asking price above to compare a home you are considering. The amber band covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,358
Comparable sales
27Past 12 months
Recorded PSF change
-1.8%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Quarterly resale prices per sq ft for the selected size band

2021-09–2026-08
The Bayshore quarterly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 8841,0671,2501,4331,616 Q4 2021: S$1,050 / sq ft; 12 salesQ1 2022: S$1,112 / sq ft; 6 salesQ2 2022: S$1,067 / sq ft; 9 salesQ3 2022: S$1,124 / sq ft; 14 salesQ4 2022: S$1,165 / sq ft; 8 salesQ1 2023: S$1,205 / sq ft; 5 salesQ2 2023: S$1,249 / sq ft; 5 salesQ3 2023: S$1,276 / sq ft; 7 salesQ4 2023: S$1,303 / sq ft; 6 salesQ1 2024: S$1,296 / sq ft; 8 salesQ2 2024: S$1,323 / sq ft; 12 salesQ3 2024: S$1,339 / sq ft; 6 salesQ4 2024: S$1,384 / sq ft; 8 salesQ2 2025: S$1,355 / sq ft; 6 salesQ4 2025: S$1,383 / sq ft; 7 salesQ1 2026: S$1,321 / sq ft; 6 salesQ2 2026: S$1,358 / sq ft; 7 salesQ3 2026: S$1,330 / sq ft; 7 sales Q3 2021Q1 2024Q3 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q3 20213Insufficient sales—
Q4 202112S$1,050S$982–1,076
Q1 20226S$1,112S$1,090–1,156
Q2 20229S$1,067S$1,026–1,138
Q3 202214S$1,124S$1,071–1,139
Q4 20228S$1,165S$1,149–1,201
Q1 20235S$1,205S$1,203–1,242
Q2 20235S$1,249S$1,167–1,281
Q3 20237S$1,276S$1,258–1,282
Q4 20236S$1,303S$1,271–1,333
Q1 20248S$1,296S$1,290–1,323
Q2 202412S$1,323S$1,292–1,362
Q3 20246S$1,339S$1,331–1,379
Q4 20248S$1,384S$1,294–1,435
Q1 20254Insufficient sales—
Q2 20256S$1,355S$1,330–1,380
Q3 20251Insufficient sales—
Q4 20257S$1,383S$1,372–1,395
Q1 20266S$1,321S$1,267–1,336
Q2 20267S$1,358S$1,350–1,422
Q3 20267S$1,330S$1,273–1,469

Price versus other developments

District 16 · 99-year leasehold

The BayshoreS$1,358

27 sales · This development

Aquarius By The ParkS$1,326

10 sales

Bayshore ParkS$1,313

11 sales

Optima @ Tanah MerahS$1,566

6 sales

Bedok ResidencesS$1,608

5 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 16 transactions

LowerHigher29 / 100

Price percentile

12.1% below the district 16 median of S$1,544 / sq ft.

Based on 84 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 16 resale prices for similar-sized homes

84 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$1,026–1,147 / sq ft: 3 salesS$1,147–1,267 / sq ft: 10 salesS$1,267–1,387 / sq ft: 15 salesS$1,387–1,508 / sq ft: 8 salesS$1,508–1,628 / sq ft: 15 salesS$1,628–1,748 / sq ft: 15 salesS$1,748–1,869 / sq ft: 4 salesS$1,869–1,989 / sq ft: 6 salesS$1,989–2,109 / sq ft: 7 salesS$2,109–2,230 / sq ft: 1 salesS$1,026S$2,230 / sq ft
The Bayshore: S$1,358 / sq ftMarket median: S$1,544 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,026–1,1473
S$1,147–1,26710
S$1,267–1,38715
S$1,387–1,5088
S$1,508–1,62815
S$1,628–1,74815
S$1,748–1,8694
S$1,869–1,9896
S$1,989–2,1097
S$2,109–2,2301

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 33 sales (68.8%)1,200–1,799 sq ft: 15 sales (31.2%)1,800 sq ft and above: 0 sales (0.0%)48recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
3368.8%
1,200–1,799 sq ft
1531.2%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

859–1,162 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-071001 sq ft1–5S$1,250,000S$1,249
2026-07947 sq ft11–15S$1,260,000S$1,330
2026-07947 sq ft1–5S$1,400,000S$1,478
2026-07980 sq ft26–30S$1,430,000S$1,460
2026-07947 sq ft1–5S$1,170,000S$1,235
2026-07926 sq ft1–5S$1,201,000S$1,297
2026-07947 sq ft1–5S$1,400,000S$1,478
2026-06926 sq ft11–15S$1,260,000S$1,361

Up to eight recent matching sales shown; the recent comparison contains 27 matching sales in this window. The history chart also includes older matching sales. View all 234 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in The Bayshore 234 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08The BayshoreCondominium1,259 sq ft1–5S$1,820,000S$1,445
2026-08The BayshoreCondominium1,238 sq ft11–15S$1,750,000S$1,414
2026-08The BayshoreCondominium1,227 sq ft11–15S$1,735,000S$1,414
2026-07The BayshoreCondominium1,184 sq ft16–20S$1,745,000S$1,474
2026-07The BayshoreCondominium980 sq ft26–30S$1,430,000S$1,460
2026-07The BayshoreCondominium947 sq ft1–5S$1,400,000S$1,478
2026-07The BayshoreCondominium947 sq ft1–5S$1,400,000S$1,478
2026-07The BayshoreCondominium947 sq ft11–15S$1,260,000S$1,330
2026-07The BayshoreCondominium1,001 sq ft1–5S$1,250,000S$1,249
2026-07The BayshoreCondominium926 sq ft1–5S$1,201,000S$1,297
2026-07The BayshoreCondominium947 sq ft1–5S$1,170,000S$1,235
2026-06The BayshoreCondominium1,432 sq ft11–15S$1,950,000S$1,362
2026-06The BayshoreCondominium1,227 sq ft21–25S$1,870,000S$1,524
2026-06The BayshoreCondominium926 sq ft11–15S$1,260,000S$1,361
2026-05The BayshoreCondominium1,432 sq ft16–20S$1,990,000S$1,390
2026-05The BayshoreCondominium936 sq ft6–10S$1,388,000S$1,482
2026-05The BayshoreCondominium980 sq ft21–25S$1,330,000S$1,358
2026-04The BayshoreCondominium958 sq ft11–15S$1,465,000S$1,529
2026-04The BayshoreCondominium980 sq ft6–10S$1,293,000S$1,320
2026-04The BayshoreCondominium926 sq ft6–10S$1,250,000S$1,350

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