RPS · Resale Project Scorecard
Q Bay Residences — Grade B
RPS score 5.84/10 · D18 · Pasir Ris, Tampines · 630 units · scored across 7 weighted factors — methodology published.
99YR · Qingjian Realty · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: MRT access, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +2.22% — near-median performance within its 2016-era cohort (69th percentile).
Nearest primary school is ST. HILDA'S PRIMARY SCHOOL at 1.05km — just past the 1km mark. Effective walking distance for some families.
630 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.35km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.08% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
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.
See live Q Bay Residences listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Q Bay Residences scores 5.84 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1232nd of 2,357 resale condos scored in Singapore and 38th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and Tenure (8/10); its weakest is Primary School Effect (2/10). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: MRT access, schools.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Q Bay Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 26 resale transactions, median $1,536 psf, median price $1.62M. Median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,492 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,425 psf | $1.71M |
| Jan–Mar 2026 | 6 | $1,515 psf | $1.51M |
| Apr–Jun 2026 | 7 | $1,568 psf | $1.60M |
| Jul–Sep 2026 | 7 | $1,598 psf | $1.81M |
| 12-month total | 26 | $1,536 psf | $1.62M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Q Bay Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1232nd of 2,357, scores updated September 2026.
- Is Q Bay Residences a good buy in 2026?
- Q Bay Residences scores 5.84/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1232nd of 2,357 Singapore resale condos and 38th of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: MRT access, schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Q Bay Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 26 resale transactions at Q Bay Residences, at a median of $1,536 psf and a median price of $1.62M (range $1,390 psf to $1,679 psf). The median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,492 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Q Bay Residences from the nearest MRT station?
- Q Bay Residences is about 1.4km from Tampines West MRT (DT31), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Q Bay Residences compare with Pinevale?
- Pinevale is the project scored next to Q Bay Residences on the District 18 ranking: 6.00 (Grade B) against Q Bay Residences's 5.84 (Grade B). Q Bay Residences scores higher on Project's Historical Performance (7 vs 3) and Project Size (10 vs 8); Pinevale scores higher on Primary School Effect (2 vs 9) and Rental Yield (4 vs 6).
- What is the tenure of Q Bay Residences, and how big is the project?
- Q Bay Residences is 99-year leasehold, completed in 2016, has 630 units, developed by Qingjian Realty. 99YR tenure — about 85 years remaining — no near-term decay concern. 630 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Q Bay Residences in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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