Investing · Rental Market
What the rental numbers
actually look like.
Gross yields, tenant profiles, and what drives rental demand in Bayshore — based on URA REALIS transaction data as of early 2026.
Bayshore is not a prime expat enclave. There's no concentrated corporate housing allowance pool, no cluster of Fortune 500 regional headquarters driving above-market rents. For yield-focused investors, that's actually a feature rather than a bug: the tenant base is diverse and durable, and rental demand is driven by genuine lifestyle preference rather than corporate relocation cycles that can reverse quickly.
The TEL MRT — with Bayshore station operational since 2023 — has made the precinct considerably more accessible to professionals working in the CBD, and that's beginning to show in both tenant profiles and rental rates across all three resale condos.
3.0–3.5% gross is honest. The investment case is capital preservation and a rental stream that covers your holding costs.
Here's a development-by-development look at yields, rents, and what drives demand — with an honest accounting of what hurts net returns.
Bayshore Park
88 Bayshore Road · Entry ~S$728K
Bayshore Park leads on gross yield because the entry PSF is lowest — not because it commands higher rents than its neighbours. 2BR units achieve S$3,200–3,800/month. 3BR units achieve S$4,200–5,000/month. Gross yield runs approximately 3.3–3.8%, the strongest of the three developments.
The yield advantage comes from the lower purchase price, not from commanding higher rents. Net yield after maintenance, property tax, and agent fees is typically 0.6–0.8% lower than the gross figure.
The Bayshore
30 Bayshore Road · Entry ~S$960K
The Bayshore sits in the middle of the pack on both absolute rent and gross yield. 2BR units achieve S$3,500–4,000/month. 3BR units achieve S$4,500–5,500/month. Gross yield approximately 3.2–3.5%. A reliable, consistent performer rather than an outlier in either direction.
Costa Del Sol
1 Costa Del Sol Drive · Entry ~S$1.2M
Costa Del Sol achieves the highest absolute rents in the cluster but also carries the highest entry price — so gross yield is the tightest. 2BR units achieve S$4,200–4,800/month. 3BR units achieve S$5,500–6,500/month. Gross yield approximately 3.0–3.3%. Most active transaction volume of the three developments.
The most common tenant profile: a Singaporean family that has sold their HDB or existing condo and is waiting to move into a new purchase. They want a large unit near good schools, are price-sensitive but will pay for space, and typically stay 1–2 years. They maintain units well and rarely haggle on renewal.
The TEL MRT now makes Bayshore viable for finance, tech, and shipping professionals commuting to the CBD. The East Coast lifestyle — cycling, running, a different pace from city-centre density — is the draw. A growing tenant segment. Budget typically S$4,500–7,000/month for a 3-bedroom unit.
The annual P1 registration exercise creates a reliable wave of tenants who need to establish a 1 km or 2 km address near a target primary school. Often the most motivated renters in the area — willing to pay above market for the right address at the right moment. Predictable and annually recurring.
High maintenance on older units — budget S$3,000–6,000/year for an unlocked unit. Agent fees at roughly half a month's rent per letting cycle. Property tax at 12–20% of Annual Value for non-owner-occupied properties. List in February–April or August–September to minimise vacancy for family-oriented units.
3.0–3.5% gross. Not exciting — but it covers the holding costs.
The investment case for Bayshore's resale condos is not primarily about yield. It's about capital preservation in a transforming precinct, with rental income that covers a meaningful portion of your holding costs while you wait for the appreciation thesis to play out. If your primary goal is yield maximisation, industrial REITs or commercial properties serve you better.
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