Bayou Residence
Located in District 19 (Punggol, Hougang, Serangoon Gardens), Bayou Residence is a freehold condominium in the Outside Central Region (OCR). Completed in 2008, the development comprises 29 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
BAYOU RESIDENCE is a freehold condominium at UPPER PAYA LEBAR ROAD in District 19 (OCR), developed by 349UP PTE LTD, comprising 29 units, completed in 2008.
Location & Connectivity
BAYOU RESIDENCE is approximately 430m from Bartley MRT station, with 5 stations within 1.5 km.
Schools & Education
16 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 580m |
| Zhonghua Secondary School | Secondary | 920m |
| DPS International School | International | 970m |
| Zhonghua Primary School | Primary | 990m |
| Red Swastika School | Primary | 1.1 km |
| Cedar Girls' Secondary School | Secondary | 1.1 km |
| Hillside World Academy | International | 1.2 km |
| Cedar Primary School | Primary | 1.2 km |
Unit Mix & Pricing
| 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 |
Market Position
BAYOU RESIDENCE has recorded 9 sales at an average price of $1,446,667.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BAYOU RESIDENCE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,034/mo | $1,168,000 | 3.12% | $260/mo |
| 3 BR | $3,287/mo | $1,790,000 | 2.20% | $184/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 3 | $1,092 psf | — |
| 2022 | 2 | $1,092 psf | ↑ 0.0% |
| 2024 | 1 | $1,460 psf | ↑ 33.7% |
| 2025 | 2 | $1,404 psf | ↓ 3.8% |
| 2026 | 1 | $1,446 psf | ↑ 3.0% |
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BAYOU RESIDENCE prices are holding within 0.9% of the 2024 peak, 32.4% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 29 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors, short-term flippers (<5 yr) and en-bloc speculators — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BAYOU RESIDENCE is a freehold development in District 19 (OCR), with 29 units, offering a gross yield of 2.6%.
At ~$1,418 psf, it represents a competitive entry point in the OCR segment.
Explore the full BAYOU RESIDENCE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BAYOU RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BAYOU RESIDENCE?
Is BAYOU RESIDENCE freehold?
What is the rental yield for BAYOU RESIDENCE?
Which MRT is nearest to BAYOU RESIDENCE?
Sources & Next Steps
- BAYOU RESIDENCE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
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
- Rental data: 39 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 9 records analysed · Source: URA private-sale caveats