Completed 2016

Q Bay Residences

D18 · Pasir Ris / Tampines · 1 Tampines Street 86

A 630-unit condo in D18, completed in 2016, on a 99-year lease from 2012 with about 84 years left. Developed by Quarry Bay Pte. Ltd.

Source: Condo master (URA caveats); URA transactions, Nov 2026

84 yrs

Lease left

$1,538

Avg $psf, 12 months

Sales, 12 months

2016

Completed

Floor plans → Site plan → E-brochure (PDF) →

What brings you to Q Bay Residences?

Buying here? Get a second opinion. 2-bedders here sold for $1.15M to $1.4M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

Stacked works with licensed property agents.

Get a second opinion

02 — Prices

Q Bay Residences prices

Last 12 months

Sales

$1,538

Average $psf

$1,390 – $1,679

$psf range

$738k – $2.33M

Price range

By bedroom type

Last 12 months

TypeSalesAvg $psfPrice rangeSize

1-Bedroom5 sales$1,447 psf$738k – $781k517–527 sq ft

2-Bedroom6 sales$1,499 psf$1.15M – $1.4M797–936 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

500–699 sq ft6 sales$1,441 psfAvg $755k$738k – $781k

700–899 sq ft5 sales$1,500 psfAvg $1.22M$1.15M – $1.33M

900–1,099 sq ft5 sales$1,565 psfAvg $1.55M$1.4M – $1.62M

1,100–1,299 sq ft9 sales$1,577 psfAvg $1.83M$1.77M – $1.88M

1,300–1,599 sq ft3 sales$1,618 psfAvg $2.27M$2.18M – $2.33M

Average $psf by year

In 2025, sales here averaged $1,490 psf, 20% below the D18 average of $1,862 psf for private homes (condos, apartments and ECs).

This condoD18 average

$2,000 $1,400 $800

$1,043

2015’15

$1,142

2016’16

$1,130

2017’17

$1,118

2018’18

$1,110

2019’19

$1,100

2020’20

$1,151

2021’21

$1,239

2022’22

$1,366

2023’23

$1,424

2024’24

$1,490

2025’25

$1,544

2026’26

Show as a table

Year	This condo	D18 average
2026	$1,544	$1,673
2025	$1,490	$1,862
2024	$1,424	$1,416
2023	$1,366	$1,344
2022	$1,239	$1,222
2021	$1,151	$1,192
2020	$1,100	$1,172
2019	$1,110	$1,197
2018	$1,118	$1,122
2017	$1,130	$952
2016	$1,142	$976
2015	$1,043	$897

Sales by year

927 sales since 2013; the busiest year was 2013 with 559. The 2026 bar covers Jan–Nov.

New saleSub saleResale

600

300

Show as a table

Year	New sale	Sub sale	Resale	Total
2026	0	0	25	25
2025	0	0	38	38
2024	0	0	43	43
2023	0	0	21	21
2022	0	0	52	52
2021	0	0	39	39
2020	0	0	28	28
2019	0	0	26	26
2018	0	0	27	27
2017	0	0	19	19
2016	0	4	0	4
2015	1	0	0	1
2014	45	0	0	45
2013	559	0	0	559

Sales in the last two years

67 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

27 Oct 2026#08-XX527 sq ft · 1-Bedroom$748k$1,418 psfResale

5 Oct 2026#09-XX829 sq ft · 2-Bedroom$1.33M$1,605 psfResale

2 Oct 2026#02-XX1,281 sq ft$1.88M$1,468 psfResale

28 Sep 2026#05-XX1,119 sq ft$1.82M$1,626 psfResale

21 Sep 2026#10-XX517 sq ft · 1-Bedroom$781k$1,512 psfResale

26 Aug 2026#09-XX527 sq ft · 1-Bedroom$742k$1,407 psfResale

29 Jul 2026#07-XX1,119 sq ft$1.88M$1,679 psfResale

15 Jul 2026#09-XX1,163 sq ft$1.86M$1,598 psfResale

9 Jul 2026#10-XX517 sq ft · 1-Bedroom$775k$1,500 psfResale

8 Jul 2026#14-XX1,119 sq ft$1.81M$1,617 psfResale

Show all 67 sales

Compared with nearby condos

Compared with D18 and the five nearest similar condos · average $psf and price, all unit sizes

Q Bay ResidencesThis condo · 99-yr from 2012 · 26 sales, last 12 months $1,538 psfavg $1.49M

D18 medianAll condo sales, last 12 months $1,734 psfavg $1.75M

The Tropica180 m · 2000 · 99-yr from 1996 · 10 sales $1,334 psfavg $1.8M Arc at Tampines200 m · 2014 · 99-yr from 2011 · 25 sales $1,402 psfavg $1.52M The Santorini240 m · 2017 · 99-yr from 2013 · 36 sales $1,499 psfavg $1.28M Waterview270 m · 2014 · 99-yr from 2010 · 18 sales $1,526 psfavg $1.64M The Tapestry450 m · 2021 · 99-yr from 2017 · 48 sales $1,745 psfavg $1.34M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Q Bay Residences rent

Leases starting Sep 2025–Aug 2026

108

Leases

$3,000

Median rent a month

$1.49M

Avg sale price, 12 months

2.4%

Est. gross yield

D18 median rent: $3,600 a month; est. gross yield 2.5%.

By bedroom type

TypeLeasesMedian rentMiddle halfD18 medianEst. yield

1-Bedroom53 leases$2,800 median$2,725 – $2,900D18 $2,8004.4% yield

2-Bedroom29 leases$3,550 median$3,350 – $3,650D18 $3,5003.4% yield

3-Bedroom21 leases$4,100 median$3,850 – $4,600D18 $4,300– yield

4-Bedroom5 leases$5,800 median$5,300 – $6,500D18 $5,500– yield

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

Q Bay ResidencesThis condo · 99-yr from 2012 · 108 leases 2.4%$3,000 median rent

D18 medianAll condo leases, same months 2.5%$3,600 median rent

The Tropica180 m · 2000 · 99-yr from 1996 · 32 leases 2.8%$4,250 median rent Arc at Tampines200 m · 2014 · 99-yr from 2011 · 40 leases 3.3%$4,150 median rent The Santorini240 m · 2017 · 99-yr from 2013 · 96 leases 2.7%$2,875 median rent Waterview270 m · 2014 · 99-yr from 2010 · 93 leases 2.9%$3,900 median rent The Tapestry450 m · 2021 · 99-yr from 2017 · 180 leases 2.8%$3,100 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease

84years left of 99

2012Ends 2111

99-year lease from 21 Aug 2012. About 84 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Q Bay Residences floor plans by bedroom type

16 layouts, from a 517 sq ft 1-bedroom to a 1,981 sq ft 5-bedroom. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range

1-Bedroom 2 517 – 764 sq ft 2 layouts · 517 – 764 sq ft

A · Type Ap · Type AT · Type Ap1 · Type Ap2527 sq ft AS · Type ASp · Type AST · Type ASp1517 sq ft

2-Bedroom 7 797 – 1,087 sq ft 7 layouts · 797 – 1,087 sq ft

D-a · Type D-ap · Type D-aT · Type D-ap1797 sq ft B · Type BT · Type BT1797 sq ft BSp · Type BSp2 · Type BSp1 · Type BSp31,055 sq ft BS · Type BST · Type BST1829 sq ft

3-Bedroom 2 904 – 1,389 sq ft 2 layouts · 904 – 1,389 sq ft

Cc2 · Cc2T · Cc2p904 sq ft VH-C · VH-CT · VH-Cp · VH-Cp1 · VH-Cp2 · VH-Cp31,119 sq ft

4-Bedroom 4 1,378 – 1,733 sq ft 4 layouts · 1,378 – 1,733 sq ft

VH-D · VH-Dp · VH-DT · VH-Dp11,410 sq ft TR-D · TR-DT · TR-Dp1,378 sq ft

5-Bedroom 1 1,615 – 1,981 sq ft 1 layout · 1,615 – 1,981 sq ft

E · Type ET · Type Ep1,615 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near Q Bay Residences

MRT stations

DT Tampines West 1.5 km · 18 min walk

DT Bedok North 2.4 km · 28 min walk

DT Tampines 2.4 km · 29 min walk

DT Bedok Reservoir 2.7 km · 32 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 2 km

St. Hilda's Primary SchoolPopular 1.1 km · 21 min walk

Poi Ching SchoolPopular 1.2 km · 18 min walk

Junyuan Primary School 1.4 km · 21 min walk

Damai Primary School 1.8 km · 32 min walk

Tampines Primary School 1.8 km · 28 min walk

Yu Neng Primary School 1.9 km · 37 min walk

Red Swastika SchoolPopular 2.0 km · 34 min walk

Angsana Primary School 2.0 km · 34 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Bedok Reservoir Park 340 m · 4 min

Clinic GreenForest Family Clinic 470 m · 6 min

Supermarket Prime Supermarket 1.0 km · 12 min

Hawker centre Hawker Centre @ Our Tampines Hub 2.0 km · 24 min

Map of the area around Q Bay Residences, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around Q Bay Residences

Closest condos

The Tropica180 m · 2000 · 99-yr from 1996 avg $1.8M$1,334 psf Arc at Tampines200 m · 2014 · 99-yr from 2011 avg $1.52M$1,402 psf The Santorini240 m · 2017 · 99-yr from 2013 avg $1.28M$1,499 psf Waterview270 m · 2014 · 99-yr from 2010 avg $1.64M$1,526 psf

New launches within 2 km

Pinery Residences1.5 km · 99-yr avg $2.19M$2,551 psf Rivelle Tampines1.8 km · 99-yr avg $2.01M$1,933 psf

Upcoming supply

New Upper Changi Road2.9 km · about 983 units · 3.16 ha Awarded · $16,545 psm GFA · Sep 2026

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

08 — From Stacked

Questions about Q Bay Residences

How many years are left on the lease at Q Bay Residences?

About 84 years. It is a 99-year lease from 2012.

When was Q Bay Residences completed?

2016.

How many units does Q Bay Residences have?

630 units, up to 16 storeys.

What sizes are the 1-bedroom units?

517 to 764 sq ft across two layouts.

What is the price psf at Q Bay Residences?

26 sales in the last 12 months averaged $1,538 psf, ranging from $1,390 to $1,679 psf.

What did the latest sale go for?

A 527 sq ft unit sold for $748k ($1,418 psf) on 27 Oct 2026.

How much is the rent at Q Bay Residences?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,000 a month ($2,800 for a 1-bedroom, $3,550 for a 2-bedroom and $4,100 for a 3-bedroom). That is an estimated gross yield of about 2.4%, before costs.

What is the nearest MRT station?

Tampines West (DT), an 18-minute walk (1.5 km). Bedok North (DT) is 2.4 km away.

Who developed Q Bay Residences?

Quarry Bay Pte. Ltd.

Answers generated from the data on this page, Nov 2026

Q Bay Residences

Q Bay Residences prices

Q Bay Residences rent

Q Bay Residences floor plans by bedroom type

Near Q Bay Residences

Condos and supply around Q Bay Residences

Read more about Q Bay Residences

Questions about Q Bay Residences