Resale Project Scorecard
Q Bay Residences
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2016 · 630 units
Grade S, 7.44 out of 10, the 17th highest score among 43 resale condos in District 18.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 85 yrs
- Resales, 12 months to Oct 2026
- 24
- To Tampines West MRT
- 1.3 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Q Bay Residences Score
- S
- Grade
- Score out of 10
- 7.44
- Highest score among 43 resale condos in District 18
- 17th
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: rental yield, MRT access.
Project's Historical Performance25%7/10
Avg Ann. of +2.22% — near-median performance within its 2016-era cohort (69th percentile).
The district median is 7/10.
Primary School Effect20%10/10
1 primary school within 1km (St. Hilda's Primary School, 0.92km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.
The district median is 8/10.
- St. Hilda's Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
630 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%4/10
1.3 km from Tampines West MRT (DT31) — weaker MRT access, likely requires bus or car for most trips.
The district median is 6/10.
Rental Yield10%4/10
Rental yield of 3.08% — below-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 85 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 5/10.
Scores updated October 2026. On the map →
Why Q Bay Residences scores 7.44
Q Bay Residences scores 7.44 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 209th of 2,350 resale condos scored in Singapore and 17th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Rental Yield (4/10).
| Factor | This condoQ Bay Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 43% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 57% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 60% of district |
| MRT Proximity13% | 4/10 | 6/10 | −0.26 | 2% of district |
| Rental Yield10% | 4/10 | 6/10 | −0.20 | 2% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 6/10 | 5/10 | +0.06 | 79% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Q Bay Residences and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Q Bay Residences Prices
By unit type at Q Bay Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom527 sq ft | 527 sq ft | $738,000 to $781,000 | $1,409 psf | 5 |
| 2-bedroom829 sq ft | 829 sq ft | $1.15M to $1.40M | $1,494 psf | 5 |
| 3-bedroom1,120 sq ft | 1,120 sq ft | $1.49M to $2.18M | $1,584 psf | 12 |
| 4-bedroom1,410 sq ft | 1,410 sq ft | $2.31M | $1,642 psf | 2 |
Past transactions at Q Bay Residences
24 resales, Nov 2025 to Oct 2026 · median $1,536 psf · $738,000 to $2,330,000 · all 24 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | 1 Tampines Street 86 | 10 | #10-08081BR · Blk 1 | 1BR | 517 | $1,512 | $781,000 | Resale |
| 26 Aug 2026 | 3 Tampines Street 86 | 9 | #09-14141BR · Blk 3 | 1BR | 527 | $1,407 | $742,000 | Resale |
| 29 Jul 2026 | 5 Tampines Street 86 | 7 | #07-19193BR · Blk 5 | 3BR | 1,120 | $1,679 | $1,880,000 | Resale |
| 15 Jul 2026 | 17 Tampines Street 86 | 9 | #09-38383BR · Blk 17 | 3BR | 1,163 | $1,598 | $1,858,000 | Resale |
| 9 Jul 2026 | 1 Tampines Street 86 | 10 | #10-02021BR · Blk 1 | 1BR | 517 | $1,500 | $775,000 | Resale |
| 8 Jul 2026 | 5 Tampines Street 86 | 14 | #14-21213BR · Blk 5 | 3BR | 1,120 | $1,617 | $1,810,000 | Resale |
| 1 Jul 2026 | 1 Tampines Street 86 | 4 | #04-10102BR · Blk 1 | 2BR | 797 | $1,444 | $1,150,000 | Resale |
| 1 Jul 2026 | 7 Tampines Street 86 | 15 | #15-24244BR · Blk 7 | 4BR | 1,410 | $1,652 | $2,330,000 | Resale |
| 22 Jun 2026 | 5 Tampines Street 86 | 2 | #02-19193BR · Blk 5 | 3BR | 1,389 | $1,570 | $2,180,000 | Resale |
| 9 Jun 2026 | 1 Tampines Street 86 | 8 | #08-09092BR · Blk 1 | 2BR | 829 | $1,448 | $1,200,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 2 | $1,520 psf | $1,455 psf |
| Dec 2025 | 1 | — | $1,496 psf |
| Jan 2026 | 2 | $1,583 psf | $1,458 psf |
| Feb 2026 | 3 | $1,495 psf | $1,420 psf |
| Mar 2026 | 1 | — | $1,467 psf |
| Apr 2026 | 1 | — | $1,519 psf |
| May 2026 | 3 | $1,648 psf | $1,466 psf |
| Jun 2026 | 3 | $1,568 psf | $1,495 psf |
| Jul 2026 | 6 | $1,608 psf | $1,457 psf |
| Aug 2026 | 1 | — | $1,482 psf |
| Sep 2026 | 1 | — | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.7% a year, ranked 38 of 41 in D18 and 469 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Q Bay Residences Rent
- Median rent a month
- $2,800 to $5,550
- Gross yield
- 2.8% to 4.5%
- Rental contracts
- 117
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,800 | $2,750 to $2,900 | 4.5% | 57 |
| 2-bedroom | $3,550 | $3,380 to $3,610 | 3.6% | 32 |
| 3-bedroom | $4,150 | $3,930 to $4,600 | 2.8% | 22 |
| 4-bedroom | $5,550 | $5,300 to $5,950 | 2.9% | 6 |
Rental contracts at Q Bay Residences
117 contracts, Sep 2025 to Aug 2026 · median $3,000 a month · $2,000 to $7,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,700 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,700 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,880 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,000 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $2,800 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $3,800 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $2,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Q Bay Residences By stack
- Highest, stack 24
- $1,574 psf
- Lowest, stack 10
- $1,175 psf
- Stacks with 2+ resales
- 38
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,431 psf | 527 sq ft | Levels 6 to 15 | 4 |
| 02 | $1,473 psf | 517 sq ft | Levels 2 to 16 | 9 |
| 03 | $1,289 psf | 527 sq ft | Levels 2 to 16 | 5 |
| 04 | $1,406 psf | 797 sq ft | Levels 5 to 13 | 3 |
| 05 | $1,327 psf | 829 sq ft | Levels 6 to 15 | 4 |
| 06 | $1,318 psf | 797 sq ft | Levels 3 to 15 | 7 |
| 07 | $1,274 psf | 646 sq ft | Levels 2 to 3 | 2 |
| 08 | $1,481 psf | 517 sq ft | Levels 4 to 15 | 7 |
Show the other 30 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,460 psf | 829 sq ft | Levels 4 to 15 | 5 |
| 10 | $1,175 psf | 797 sq ft | Levels 4 to 16 | 6 |
| 11 | $1,457 psf | 517 sq ft | Levels 2 to 10 | 4 |
| 12 | $1,291 psf | 797 sq ft | Levels 2 to 15 | 5 |
| 13 | $1,448 psf | 829 sq ft | Levels 12 to 14 | 3 |
| 14 | $1,412 psf | 527 sq ft | Levels 5 to 15 | 7 |
| 15 | $1,484 psf | 829 sq ft | Levels 3 to 16 | 7 |
| 16 | $1,419 psf | 797 sq ft | Levels 4 to 15 | 5 |
| 17 | $1,356 psf | 527 sq ft | Levels 7 to 16 | 4 |
| 19 | $1,371 psf | 1,120 sq ft | Levels 2 to 11 | 6 |
| 20 | $1,405 psf | 1,120 sq ft | Levels 3 to 16 | 4 |
| 21 | $1,514 psf | 1,120 sq ft | Levels 6 to 16 | 6 |
| 22 | $1,278 psf | 1,120 sq ft | Levels 4 to 15 | 6 |
| 23 | $1,471 psf | 1,410 sq ft | Levels 5 to 12 | 4 |
| 24 | $1,574 psf | 1,410 sq ft | Levels 3 to 15 | 5 |
| 25 | $1,463 psf | 1,120 sq ft | Levels 12 to 16 | 3 |
| 26 | $1,348 psf | 1,033 sq ft | Levels 2 to 16 | 8 |
| 27 | $1,443 psf | 1,120 sq ft | Levels 3 to 13 | 2 |
| 28 | $1,337 psf | 1,410 sq ft | Levels 2 to 8 | 4 |
| 29 | $1,497 psf | 1,033 sq ft | Levels 3 to 12 | 4 |
| 30 | $1,229 psf | 1,033 sq ft | Levels 2 to 8 | 3 |
| 31 | $1,476 psf | 1,663 sq ft | Levels 9 to 16 | 2 |
| 32 | $1,416 psf | 904 sq ft | Levels 4 to 14 | 6 |
| 34 | $1,272 psf | 1,227 sq ft | Levels 10 to 16 | 2 |
| 35 | $1,370 psf | 1,163 sq ft | Levels 5 to 8 | 2 |
| 36 | $1,334 psf | 1,163 sq ft | Levels 2 to 15 | 4 |
| 37 | $1,459 psf | 883 sq ft | Levels 5 to 15 | 3 |
| 38 | $1,452 psf | 1,163 sq ft | Levels 4 to 12 | 5 |
| 40 | $1,462 psf | 883 sq ft | Levels 4 to 16 | 5 |
| 41 | $1,255 psf | 883 sq ft | Levels 2 to 13 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Q Bay Residences Notes
How these numbers are worked out
- Grade S places Q Bay Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,536 psf at Q Bay Residences against $1,474 psf across District 18, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,492 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 24 resale caveats at Q Bay Residences ranged from $1,390 psf to $1,679 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Tampines West MRT (DT31), 1.3 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Q Bay Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.