Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
Q BAY RESIDENCES
TAMPINES STREET 86
1.4 kmTAMPINES WEST MRT STATION
$1.56MMedian transacted price
26Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
Market Snapshot
▼ -18.0%
From 12-Month High
Peak: Jan 2026Based on latest 12 months
▲ +43.3%
From 12-Month Low
Low: Sep 2025Based on latest 12 months
▲ +7.3%
Vs District Median PSF
Above District 18 medianBased on latest 12 months
▼ -2.5%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
4.1%
12M Turnover Rate
26 sales / 630 units
Latest 12-month sales
26
Up to latest completed Month
Median transacted price
$1.56M
Latest 12 months
Median PSF
$1,504
Latest 12 months
Typical recorded price range
$775K – $1.81M
20th to 80th percentile
Latest transacted price
$775K
517 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,001–1,200 sqft
Median Sold Size985 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $775K | $775K | $775K | $1,500 |
| 2026-02 | 1 | $738K | $738K | $738K | $1,399 |
| 2025-11 | 1 | $743K | $743K | $743K | $1,409 |
| 2025-10 | 1 | $745K | $745K | $745K | $1,412 |
| 2025-09 | 1 | $745K | $745K | $745K | $1,442 |
| 2025-08 | 1 | $740K | $740K | $740K | $1,403 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 06 to 10 | 517 sqft | $1,500 | $775K |
| 2026-02 | Condominium | 01 to 05 | 527 sqft | $1,399 | $738K |
| 2025-11 | Condominium | 06 to 10 | 527 sqft | $1,409 | $743K |
| 2025-10 | Condominium | 06 to 10 | 527 sqft | $1,412 | $745K |
| 2025-09 | Condominium | 01 to 05 | 517 sqft | $1,442 | $745K |
| 2025-08 | Condominium | 06 to 10 | 527 sqft | $1,403 | $740K |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.15M | $1.15M | $1.15M | $1,444 |
| 2026-06 | 1 | $1.2M | $1.2M | $1.2M | $1,448 |
| 2026-05 | 2 | $1.36M | $1.24M | $1.49M | $1,571 |
| 2026-02 | 2 | $1.3M | $1.2M | $1.4M | $1,501 |
| 2025-09 | 1 | $1.32M | $1.32M | $1.32M | $1,495 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 01 to 05 | 797 sqft | $1,444 | $1.15M |
| 2026-06 | Condominium | 06 to 10 | 829 sqft | $1,448 | $1.2M |
| 2026-05 | Condominium | 11 to 15 | 829 sqft | $1,494 | $1.24M |
| 2026-05 | Condominium | 06 to 10 | 904 sqft | $1,648 | $1.49M |
| 2026-02 | Condominium | 06 to 10 | 797 sqft | $1,507 | $1.2M |
| 2026-02 | Condominium | 16 to 20 | 936 sqft | $1,495 | $1.4M |
| 2025-09 | Condominium | 06 to 10 | 883 sqft | $1,495 | $1.32M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.81M | $1.81M | $1.81M | $1,617 |
| 2026-06 | 1 | $1.62M | $1.62M | $1.62M | $1,568 |
| 2026-05 | 1 | $1.85M | $1.85M | $1.85M | $1,653 |
| 2026-03 | 1 | $1.62M | $1.62M | $1.62M | $1,568 |
| 2026-01 | 2 | $1.8M | $1.77M | $1.84M | $1,583 |
| 2025-10 | 2 | $1.71M | $1.67M | $1.75M | $1,500 |
| 2025-08 | 1 | $1.73M | $1.73M | $1.73M | $1,541 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 11 to 15 | 1,119 sqft | $1,617 | $1.81M |
| 2026-06 | Condominium | 01 to 05 | 1,033 sqft | $1,568 | $1.62M |
| 2026-05 | Condominium | 11 to 15 | 1,119 sqft | $1,653 | $1.85M |
| 2026-03 | Condominium | 01 to 05 | 1,033 sqft | $1,568 | $1.62M |
| 2026-01 | Condominium | 06 to 10 | 1,163 sqft | $1,523 | $1.77M |
| 2026-01 | Condominium | 11 to 15 | 1,119 sqft | $1,643 | $1.84M |
| 2025-10 | Condominium | 01 to 05 | 1,163 sqft | $1,437 | $1.67M |
| 2025-10 | Condominium | 06 to 10 | 1,119 sqft | $1,563 | $1.75M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.33M | $2.33M | $2.33M | $1,652 |
| 2026-06 | 1 | $2.18M | $2.18M | $2.18M | $1,570 |
| 2025-12 | 1 | $1.78M | $1.78M | $1.78M | $1,390 |
| 2025-11 | 1 | $2.3M | $2.3M | $2.3M | $1,631 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 11 to 15 | 1,410 sqft | $1,652 | $2.33M |
| 2026-06 | Condominium | 01 to 05 | 1,389 sqft | $1,570 | $2.18M |
| 2025-12 | Condominium | 01 to 05 | 1,281 sqft | $1,390 | $1.78M |
| 2025-11 | Condominium | 11 to 15 | 1,410 sqft | $1,631 | $2.3M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from Q BAY RESIDENCES. Distances are straight-line estimates.
MRT / LRT
- TAMPINES WEST MRT STATION1.4 kmTAMPINES AVENUE 4
- BEDOK RESERVOIR MRT STATION1.7 kmBEDOK NORTH AVENUE 3
- TAMPINES MRT STATION1.8 kmTAMPINES CENTRAL 1
Primary Schools
- ST. HILDA'S PRIMARY SCHOOL1.1 kmTAMPINES AVENUE 3
- POI CHING SCHOOL1.2 kmTAMPINES STREET 71
- JUNYUAN PRIMARY SCHOOL1.4 kmTAMPINES STREET 91
- TAMPINES PRIMARY SCHOOL1.9 kmTAMPINES STREET 12
- ANGSANA PRIMARY SCHOOL1.9 kmTAMPINES STREET 61
Secondary Schools
- SPRINGFIELD SECONDARY SCHOOL390 mTAMPINES AVENUE 8
- JUNYUAN SECONDARY SCHOOL810 mTAMPINES STREET 84
- ST. HILDA'S SECONDARY SCHOOL1.2 kmTAMPINES STREET 82
- DAMAI SECONDARY SCHOOL1.6 kmBEDOK RESERVOIR ROAD
Post-Secondary
- TEMASEK POLYTECHNIC740 mTAMPINES AVENUE 1
- TAMPINES MERIDIAN JUNIOR COLLEGE3.1 kmPASIR RIS STREET 71
- ITE COLLEGE EAST3.6 kmSIMEI AVENUE
MOE Kindergartens
- MOE KINDERGARTEN @ JUNYUAN1.4 kmTAMPINES STREET 91
- MOE KINDERGARTEN @ TAMPINES1.9 kmTAMPINES STREET 12
- MOE KINDERGARTEN @ ANGSANA1.9 kmTAMPINES STREET 61
Hawker Centres
- Hawker Centre @ Our Tampines Hub1.5 kmTampines Walk
- Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market and Food Centre)2.0 kmBedok North Street 3
- Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)2.0 kmTampines Street 11
Hospitals
- ST. ANDREW'S COMMUNITY HOSPITAL2.6 kmSIMEI STREET 3
- CHANGI GENERAL HOSPITAL2.7 kmSIMEI STREET 3
Parks
- BEDOK RESERVOIR PK550 m
- BEDOK TOWN PK1.8 km
- SUN PLAZA PK2.0 km
Libraries
- Tampines Library1.5 kmTampines Walk
- Bedok Library2.7 kmBedok North Street 1
Community Clubs
- Tampines West CC980 mTampines Avenue 3
- PAssion WaVe @ Bedok Reservoir (Sea Sports Club) (U/C)1.3 kmBedok Reservoir Road
Sport Facilities
- Tampines Sport Centre1.4 kmTampines Walk
- SAFRA CLUBHOUSE (TAMPINES)1.8 kmTAMPINES ST 92
- Heartbeat@Bedok ActiveSG Sport Centre2.7 kmBedok North Street 1
Market Position & Nearby Transactions
How Q BAY RESIDENCES compares with District 18 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,50426 project sales
District 18 Median PSF$1,401Median across district projects with recorded sales
Difference vs District+7.3%Above district median
Transactions Within 1 km106Recorded in the latest 12 months
Position Within District 18
Q BAY RESIDENCES is more affordable than 33% of District 18 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
32of 48 District 18 projects with recorded sales
District reference range$1,109 – $1,808 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| ARC AT TAMPINES | 401 m | 201511 yrs old | 574 | 30 | $1,407 |
| THE TROPICA | 407 m | 200125 yrs old | — | 9 | $1,309 |
| THE ALPS RESIDENCES | 562 m | 20197 yrs old | 626 | 45 | $1,512 |
| WATERVIEW | 882 m | 201511 yrs old | 696 | 22 | $1,521 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $725K | $725K | $725K | $1,566 |
| 2026-01 | 1 | $802.9K | $802.9K | $802.9K | $1,622 |
| 2025-09 | 1 | $708K | $708K | $708K | $1,604 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE ALPS RESIDENCES | Condo | 626 | 3 | $745.3K | $1,597 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 3 | $1.05M | $1.02M | $1.1M | $1,506 |
| 2026-06 | 1 | $998K | $998K | $998K | $1,449 |
| 2026-05 | 2 | $923.5K | $765K | $1.08M | $1,529 |
| 2026-04 | 5 | $867K | $740K | $1.03M | $1,501 |
| 2026-03 | 2 | $1.06M | $1.05M | $1.07M | $1,516 |
| 2026-02 | 1 | $1.04M | $1.04M | $1.04M | $1,486 |
| 2026-01 | 2 | $997.5K | $996K | $999K | $1,448 |
| 2025-12 | 2 | $930K | $765K | $1.1M | $1,539 |
| 2025-11 | 4 | $909.4K | $745K | $1.06M | $1,519 |
| 2025-10 | 2 | $894K | $728K | $1.06M | $1,477 |
| 2025-09 | 2 | $1.13M | $1.07M | $1.19M | $1,615 |
| 2025-08 | 3 | $927K | $755K | $1.03M | $1,470 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE ALPS RESIDENCES | Condo | 626 | 29 | $958.8K | $1,506 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.26M | $1.09M | $1.42M | $1,434 |
| 2026-06 | 4 | $1.15M | $1.08M | $1.2M | $1,400 |
| 2026-05 | 1 | $1.37M | $1.37M | $1.37M | $1,480 |
| 2026-04 | 2 | $1.38M | $1.36M | $1.41M | $1,462 |
| 2026-03 | 2 | $1.13M | $1.08M | $1.18M | $1,420 |
| 2026-02 | 2 | $1.23M | $1.1M | $1.36M | $1,423 |
| 2026-01 | 2 | $1.37M | $1.36M | $1.39M | $1,449 |
| 2025-12 | 3 | $1.39M | $1.35M | $1.42M | $1,475 |
| 2025-11 | 2 | $1.35M | $1.34M | $1.37M | $1,412 |
| 2025-10 | 2 | $1.26M | $1.15M | $1.37M | $1,301 |
| 2025-09 | 6 | $1.28M | $1.15M | $1.43M | $1,424 |
| 2025-08 | 4 | $1.29M | $1.21M | $1.44M | $1,506 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ARC AT TAMPINES | EC | 574 | 14 | $1.22M | $1,396 |
| WATERVIEW | Condo | 696 | 12 | $1.29M | $1,464 |
| THE ALPS RESIDENCES | Condo | 626 | 5 | $1.4M | $1,500 |
| THE TROPICA | Condo | — | 1 | $1.24M | $1,252 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $1.93M | $1.85M | $2.01M | $1,700 |
| 2026-05 | 1 | $1.93M | $1.93M | $1.93M | $1,628 |
| 2026-04 | 2 | $1.64M | $1.63M | $1.65M | $1,436 |
| 2026-03 | 1 | $1.52M | $1.52M | $1.52M | $1,456 |
| 2026-02 | 3 | $1.64M | $1.43M | $1.85M | $1,431 |
| 2026-01 | 3 | $1.66M | $1.62M | $1.73M | $1,463 |
| 2025-12 | 1 | $1.87M | $1.87M | $1.87M | $1,565 |
| 2025-11 | 1 | $1.31M | $1.31M | $1.31M | $1,309 |
| 2025-10 | 5 | $1.55M | $1.4M | $1.77M | $1,392 |
| 2025-09 | 2 | $1.7M | $1.62M | $1.78M | $1,564 |
| 2025-08 | 3 | $1.73M | $1.6M | $1.87M | $1,565 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ARC AT TAMPINES | EC | 574 | 11 | $1.54M | $1,390 |
| WATERVIEW | Condo | 696 | 8 | $1.84M | $1,570 |
| THE ALPS RESIDENCES | Condo | 626 | 5 | $1.69M | $1,568 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.57M | $1.57M | $1.57M | $1,283 |
| 2026-05 | 1 | $2.11M | $2.11M | $2.11M | $1,592 |
| 2026-04 | 2 | $1.8M | $1.78M | $1.82M | $1,330 |
| 2026-03 | 2 | $1.99M | $1.76M | $2.23M | $1,507 |
| 2026-02 | 1 | $1.86M | $1.86M | $1.86M | $1,309 |
| 2025-12 | 2 | $1.89M | $1.59M | $2.19M | $1,424 |
| 2025-10 | 3 | $1.66M | $1.62M | $1.7M | $1,338 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE TROPICA | Condo | — | 6 | $1.65M | $1,338 |
| ARC AT TAMPINES | EC | 574 | 2 | $1.82M | $1,344 |
| THE ALPS RESIDENCES | Condo | 626 | 2 | $2.21M | $1,567 |
| WATERVIEW | Condo | 696 | 2 | $1.96M | $1,437 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $2.29M | $2.29M | $2.29M | $1,467 |
| 2026-03 | 1 | $2.2M | $2.2M | $2.2M | $1,409 |
| 2026-01 | 1 | $2.49M | $2.49M | $2.49M | $1,491 |
| 2025-10 | 2 | $2.2M | $2.2M | $2.2M | $1,361 |
| 2025-08 | 1 | $2.05M | $2.05M | $2.05M | $1,270 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ARC AT TAMPINES | EC | 574 | 3 | $2.18M | $1,382 |
| THE TROPICA | Condo | — | 2 | $2.2M | $1,361 |
| THE ALPS RESIDENCES | Condo | 626 | 1 | $2.49M | $1,491 |
Market Interpretation
Q BAY RESIDENCES recorded 26 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 7.3% above the District 18 project median, indicating a premium relative to the wider district market.
Within 1 km, 4 nearby condominiums were identified; 4 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Quarry Bay Pte Ltd
Property type
Condominium
District
District 18 - Pasir Ris / Tampines / Simei
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2012
Total units
630
About Q BAY RESIDENCES
Q BAY RESIDENCES is a condominium in Singapore District 18 with 99 yrs lease commencing from 2012. It recorded 26 transactions during the latest 12-month period in the database, with a median transacted price of $1.56M and a median of $1,504 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 34.6% of transactions with recorded floor area. TAMPINES WEST MRT STATION is approximately 1.4 km away by straight-line distance.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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