BAYVILLE CONDOMINIUM is a freehold development along SOUTH BUONA VISTA ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 63 units and is TOP 1996.
This profile draws on 11 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 5 (West Coast / Clementi), the immediate context for BAYVILLE CONDOMINIUM 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 11 sales and 84 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BAYVILLE CONDOMINIUM dashboard.
- Average sale price: $1,778,273 across 11 transactions
- Estimated gross rental yield: 2.4%
- District 5 PSF ranking: Mid-range (top 72%)
- Freehold tenure · RCR · D5 · 63 units
About BAYVILLE CONDOMINIUM
BAYVILLE CONDOMINIUM is a freehold condominium, located at SOUTH BUONA VISTA ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by GLORY DEVELOPMENT PTE LTD, comprising 63 residential units, completed in 1996.
As a freehold property, BAYVILLE CONDOMINIUM does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BAYVILLE CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 9 | $1,353 psf | $1,595,667 |
| 5+ BR | 2 | $1,336 psf | $2,600,000 |
Sales Market Overview
BAYVILLE CONDOMINIUM has recorded 11 sale transactions with an average transaction price of $1,778,273, ranging from $1,380,000 to $2,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,162 psf | $1,717,333 | — |
| 2023 | 2 | $1,310 psf | $1,439,500 | ↑ 12.8% |
| 2024 | 3 | $1,423 psf | $2,116,667 | ↑ 8.6% |
| 2025 | 2 | $1,522 psf | $1,690,000 | ↑ 6.9% |
| 2026 | 1 | $1,429 psf | $1,800,000 | ↓ 6.1% |
BAYVILLE CONDOMINIUM ranks in the top 72% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, BAYVILLE CONDOMINIUM trades 34% below the segment benchmark.
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Rental Market Overview
BAYVILLE CONDOMINIUM has recorded 84 rental transactions with monthly rents averaging $3,561/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 12 | $3,046/mo | $2,100/mo | $4,150/mo |
| 3 BR | 70 | $3,609/mo | $1,200/mo | $5,000/mo |
| 4 BR | 2 | $4,950/mo | $3,900/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $2,826/mo |
| 2022 | 17 | $3,232/mo |
| 2023 | 18 | $4,033/mo |
| 2024 | 15 | $3,710/mo |
| 2025 | 14 | $3,889/mo |
| 2026 | 3 | $4,467/mo |
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Investment Analysis
Based on average rents and sale prices, BAYVILLE CONDOMINIUM delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows BAYVILLE CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BAYVILLE CONDOMINIUM
- Haw Par Villa MRT
- Pasir Panjang MRT
- Kent Ridge MRT
- Dulwich College (Singapore)
- Alexandra Primary School
- Queenstown Primary School
Nearby MRT Stations
BAYVILLE CONDOMINIUM is 640m from Haw Par Villa MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Haw Par Villa | CC25 | Circle Line | 640m |
| Pasir Panjang | CC26 | Circle Line | 690m |
| Kent Ridge | CC24 | Circle Line | 1.4 km |
Nearby Schools
There are 3 schools within 2 km of BAYVILLE CONDOMINIUM.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.2 km |
| Alexandra Primary School | Primary | 1.8 km |
| Queenstown 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.
Walking-distance MRT. Haw Par Villa is about 0.64km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 63 units, BAYVILLE CONDOMINIUM 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. Dulwich College (Singapore) sits about 1.21km 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 11 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: BAYVILLE CONDOMINIUM 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. 11 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 BAYVILLE CONDOMINIUM?
What is the rental yield for BAYVILLE CONDOMINIUM?
Is BAYVILLE CONDOMINIUM freehold or leasehold?
How far is the nearest MRT from BAYVILLE CONDOMINIUM?
What is the tenure of BAYVILLE CONDOMINIUM?
How does BAYVILLE CONDOMINIUM compare to other projects in the district?
What stamp duty applies for a foreign buyer of BAYVILLE CONDOMINIUM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 84 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 BAYVILLE CONDOMINIUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.