BAYOU RESIDENCE is a freehold development along UPPER PAYA LEBAR ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 29 units and is TOP 2008.
This profile draws on 9 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 18 years from TOP, BAYOU RESIDENCE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for BAYOU RESIDENCE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 9 sales and 37 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BAYOU RESIDENCE dashboard.
- Average sale price: $1,446,667 across 9 transactions
- Estimated gross rental yield: 2.6%
- District 19 PSF ranking: Mid-range (top 66%)
- Freehold tenure · OCR · D19 · 29 units
About BAYOU RESIDENCE
BAYOU RESIDENCE is a freehold condominium, located at UPPER PAYA LEBAR ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by 349UP PTE LTD, comprising 29 residential units, completed in 2008.
As a freehold property, BAYOU RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BAYOU RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,317 psf | $1,168,000 |
| 3 BR | 1 | $1,446 psf | $1,790,000 |
| 4 BR | 3 | $1,048 psf | $1,796,667 |
Sales Market Overview
BAYOU RESIDENCE has recorded 9 sale transactions with an average transaction price of $1,446,667, ranging from $1,000,000 to $2,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,092 psf | $1,250,000 | — |
| 2022 | 2 | $1,092 psf | $1,280,000 | ↑ 0.0% |
| 2024 | 1 | $1,460 psf | $1,320,000 | ↑ 33.7% |
| 2025 | 2 | $1,404 psf | $1,800,000 | ↓ 3.8% |
| 2026 | 1 | $1,446 psf | $1,790,000 | ↑ 3.0% |
BAYOU RESIDENCE ranks in the top 66% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, BAYOU RESIDENCE trades 19.9% below the segment benchmark.
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Rental Market Overview
BAYOU RESIDENCE has recorded 37 rental transactions with monthly rents averaging $3,169/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 15 | $3,017/mo | $2,200/mo | $3,600/mo |
| 3 BR | 22 | $3,273/mo | $2,350/mo | $4,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $2,479/mo |
| 2022 | 10 | $2,760/mo |
| 2023 | 10 | $3,595/mo |
| 2024 | 4 | $3,675/mo |
| 2025 | 5 | $3,630/mo |
| 2026 | 1 | $3,500/mo |
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Investment Analysis
Based on average rents and sale prices, BAYOU RESIDENCE delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows BAYOU RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BAYOU RESIDENCE
- Bartley MRT
- Serangoon MRT
- Serangoon MRT
- Woodleigh MRT
- Tai Seng MRT
- Bartley Secondary School
- Zhonghua Secondary School
- Zhonghua Primary School
Nearby MRT Stations
BAYOU RESIDENCE is 430m from Bartley MRT (Circle Line), with 5 stations within 1.5 km.
Nearby Schools
There are 14 schools within 2 km of BAYOU RESIDENCE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 580m |
| Zhonghua Secondary School | Secondary | 920m |
| Zhonghua Primary School | Primary | 990m |
| Red Swastika School | Primary | 1.1 km |
| Cedar Girls' Secondary School | Secondary | 1.1 km |
| Cedar Primary School | Primary | 1.2 km |
| Montfort Junior School | Primary | 1.3 km |
| Montfort Secondary School | Secondary | 1.4 km |
| Serangoon Secondary School | Secondary | 1.6 km |
| Xinmin Secondary School | Secondary | 1.8 km |
| St. Gabriel's Primary School | Primary | 1.8 km |
| Xinmin Primary School | Primary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Bartley sits about 0.43km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 29 units, BAYOU RESIDENCE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Bartley Secondary School sits about 0.58km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 9 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BAYOU RESIDENCE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BAYOU RESIDENCE?
What is the rental yield for BAYOU RESIDENCE?
Is BAYOU RESIDENCE freehold or leasehold?
How far is the nearest MRT from BAYOU RESIDENCE?
What is the tenure of BAYOU RESIDENCE?
How does BAYOU RESIDENCE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BAYOU RESIDENCE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 37 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BAYOU RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.