Q Bay Residences: 24 Units for Sale
Q Bay Residences is a 99-year leasehold condominium development at Tampines Street 86 in the neighbourhood of District 18. Completed in 2017, it comprises of 630 units and has 16 storey. Q Bay Residences is developed by Quarry Bay Pte Ltd. Q Bay Residences is situated opposite Tampines Quarry Park and close to major expressways, prominent business parks, reputable education institutions and more. Q Bay Residences is not too far away from Tampines MRT station. Q Bay offers exclusive and contemporary living experience with its Suites, space and views with its Verandah Homes while the TRIO Homes is great for intergenerational living, home office or even to rent out the extra space. This development is undertaken by Quarry Bay Pte Ltd, which is made up of three trusted developers – Far East Organizaton, Sekisui House and Frasers Centrepoint Homes. It features a unique first ever innovative and functional entertainment space called Bay Villas where residents can host a party as well as host their friend overnight. Residents of Q Bay Residence will get accessed to a host of facilities such as clubhouse, 24 hours security, spa pool, gym, sunshine deck, steam room, tennis courts, multi-purpose court, party pavilion, lounge, adventure bay, sunshine pavilion, water playcove, Bay Villas. Alfresco dining area, playground, spa alcove, dip pool and lap pool. Q Bay Residences is connected seamlessly by major expressways, roads as well as an integrated public transportation system with the Tampines MRT station within close proximity. Q Bay Residences can be reached via the Tampines Expressway (TPE), Pan Island Expressway (PIE),East Coast Park Expressway (ECP),Kallang-Paya Lebar Expressway (KPE) as well as through Bartley Viaduct. Other public transportation such as buses and taxis are available around this area as well. The Table TopKim Po SeafoodSoi Thai KitchenSubwayFung Juan Eating House St Hilda’s Primary SchoolSpringfield Secondary SchoolJunyuan Secondary SchoolPoi Ching SchoolTampines Secondary School United World College SEAOverseas Family SchoolMiddleton International School -Tampines CampusThe Japanese School Temasek PolytechnicSingapore University of Design and Technology Changi General HospitalSaint Andrew’s Community HospitalParkway East Hospital Tampines MallTampines 1Century SquareTampines Retail Park – Courts Mega Store, IKEA and GiantEast Point Mall Offer & Save SupermartFairPrice Tampines Street 86Prime SupermarketGiant Express Tampines StreetFairPrice Tampiness Street 83 Bedok ReservoirEast Coast ParkTampines Central ParkTampines Eco Green ParkRain Garden Q Bay offers exclusive and contemporary living experience with its Suites, space and views with its Verandah Homes while the TRIO Homes is great for intergenerational living, home office or even to rent out the extra space. Project Name: Q Bay ResidencesDistrict: 18Tenure: 99-year leaseholdType: CondominiumNo of units: 630 residential unitsNo of floors: 16Developer: Quarry Bay Pte Ltd (Jointly developed by Far East Organizaton, Sekisui House and Frasers Centrepoint Homes)Completed: 2017 Unit types:1 bedroom – 527-764 sft x 78 units1 bedroom + study – 517 – 667 sft x 47 units2 bedroom – 797 – 1055 sft x 79 units2 bedroom + study – 829-1087 sft x 60 units2 bedroom+ study Trio (Dual Key) – 883 – 1184 sft x 48 units3 bedroom - 904 - 1076 sft x77 Units3 bedroom Premium – 1033 – 1389 sft x 105 units3 bedroom Trio (Dual Key) - 1163 - 1464 sft x 61 units4 bedroom – 1410-1658 sft x 45 units4 bedroom Trio -1378-1733sft x 15 units5 bedroom – 1615 – 1981 sft x 15 units The following developments are in the same neighbourhood as Q Bay Residences: Treasure at TampinesCoco PalmsRipple BayThe TapestryD'NestWatercolours
DeveloperQuarry Bay Pte. Ltd
Explore PropertyGuru
Area-level search behaviour shows the development remaining relevant within current property browsing activity, according to PropertyGuru's 30-day search trends in Pasir Ris / Tampines. This project continues to draw buyer interest in the local market, maintaining its presence among active seekers reviewing residential options.
Most-searched Units: 3-BedroomPricing by Unit Types:
- 1-Bedroom Units:
- Avg Asking Price: S$ 857K
- Avg PSF: S$ 1,495 psf (9.83% lower compared to Pasir Ris / Tampines average of S$ 1,658 psf)
- Available Units: 8
- 2-Bedroom Units:
- Avg Asking Price: S$ 1.33M
- Avg PSF: S$ 1,575 psf (11.78% higher compared to Pasir Ris / Tampines average of S$ 1,409 psf)
- Available Units: 6
- 3-Bedroom Units:
- Avg Asking Price: S$ 1.68M
- Avg PSF: S$ 1,600 psf (57.15% higher compared to Pasir Ris / Tampines average of S$ 1,018 psf)
- Available Units: 6
- 4-Bedroom Units:
- Avg Asking Price: S$ 2.46M
- Avg PSF: S$ 1,768 psf (67.22% higher compared to Pasir Ris / Tampines average of S$ 1,058 psf)
- Available Units: 2
Location & Lifestyle Highlights — Q Bay Residences
383m (4-5 mins) to AFT TAMPINES AVE 1 — This convenient transit point offers residents a quick and easy connection to the wider Tampines transport network for a smooth daily commute.
Q Bay Residences stands out with its unique Bay Villas and innovative living spaces that overlook the serene Tampines Quarry Park, offering a modern lifestyle that balances home-office flexibility with relaxing waterfront views. It is a practical choice for those who want a contemporary home tucked away in a quiet corner of Tampines while staying close to established schools and business hubs.
Nearby hotspots:
Bus Stops (33 within 1 km):
- OPPOSITE TROPICA CONDOMINIUM (153m, 1-2 mins) — Just a short walk away, providing very convenient access to local bus services for getting around the neighborhood.
- BLK 879B (323m, 3-4 mins) — Another nearby option that adds more flexibility to your daily travel routes within the Tampines area.
- THE CATERPILLAR CLUBHOUSE (112m, 1-2 mins) — An extremely close childcare option that makes morning drop-offs effortless for parents with young children.
- E-BRIDGE PRE-SCHOOL PTE LTD (329m, 3-4 mins) — Quality early childhood education located within a comfortable walking distance from home.
- SPRINGFIELD SECONDARY SCHOOL (605m, 7-8 mins) — A reputable local secondary school nearby, making it very convenient for students living in the development.
- FAIRPRICE (1012m, 12-13 mins) — Reliable spot for your weekly grocery runs and household essentials.
- GIANT EXPRESS - TAMPINES STREET 81 (1020m, 12-13 mins) — A handy alternative for quick shopping trips and daily necessities in the vicinity.
- NTUC FOODFARE (485m, 5-6 mins) — A great nearby choice for affordable local meals and a variety of food options.
- U STARS SUPERMARKET (492m, 5-6 mins) — Conveniently located for residents to pick up fresh produce and food supplies on the way home.
- CANOPY COFFEE CLUB CAF (654m, 7-8 mins) — A nice local spot to grab a coffee or a quick bite in a relaxed setting.
- UNITED WORLD COLLEGE OF SOUTH EAST ASIA (EAST) (969m, 11-12 mins) — A prominent educational institution within the area, adding value to the location for families and academic staff.
- STAR MART (189m, 2-3 mins) — Perfect for those last-minute snacks or emergency household items at any time of the day.
Highly attractive for: Young Families, Business Owners, Academic Professionals, Investors
Market & Rental Insights
Q Bay Residences demonstrates a profile of capital appreciation and active rental participation within the local market.
- PSF Appreciation:S$1,381 → S$1,515 over recent years (+9.7%) from 2023 - 2026.
- Expected Rental Yield: At 2.53%, this reflects a moderate return for investors.
- Transactions:48 rental transactions in the last 6 months and 7 sale transactions in the last 12 months, indicating brisk rental activity and modest sale activity.
- PG Pulse Insight: With a +9.7% PSF growth and brisk rental activity of 48 transactions, Q Bay Residences maintains a steady investment profile with moderate rental returns.
Published date: October 2, 2026


















