Bayville Condominium
Overview & Key Facts
Bayville Condominium is a compact, low-rise freehold development tucked along South Buona Vista Road in District 5 — one of Singapore’s most quietly coveted residential corridors. Completed in 1996 and developed by Glory Development Pte Ltd, the 63-unit, four-storey project occupies a generous 51,261 sq ft land parcel, delivering a plot ratio that newer infill sites in the vicinity cannot replicate. The result is a bungalow-scale density: roughly 63 homes on half a hectare, with mature trees, genuine setbacks, and the sense of space that only freehold tenure and a 1990s-era planning envelope can produce.
The unit mix is heavily weighted toward three-bedroom configurations (52 of 63 units), with sizes spanning 1,012 to 1,798 sq ft — comfortably above what new-launch peers in the same district offer at double the price per square foot. A small complement of two-bedrooms (893–936 sq ft) and four-bedroom-plus penthouses (1,808–1,884 sq ft) rounds out the stack. For a buyer migrating from a mature HDB flat, the floor-area uplift is immediate and significant.
Recent transaction records show Bayville trading at approximately S$1,121–S$1,557 psf over the last 24 months, with a median price around S$1,585,000 and an uptrend of roughly 28.7% over a two-year window. The freehold tenure is a meaningful differentiator in a district increasingly dominated by 99-year leasehold new launches at S$2,400–S$2,800 psf.
Location & Connectivity
South Buona Vista Road sits at a geographic sweet spot in District 5 — equidistant between the one-north knowledge cluster to the north and the Pasir Panjang port precinct to the south, with VivoCity and HarbourFront just a five-minute drive west. The address places residents within convenient reach of some of Singapore’s most important employment nodes: Mapletree Business City and Science Park I & II (50,000+ employees combined), Biopolis, Fusionopolis, and the National University of Singapore (NUS) campus are all within a 10–15 minute commute by car or two MRT stops.
Public transport connectivity is functional but not exceptional. The nearest stations are Haw Par Villa MRT (CC25) at approximately 0.64 km and Pasir Panjang MRT (CC26) at 0.69 km — both on the Circle Line. At that distance, the walk is comfortable on dry days but less so during Singapore’s afternoon downpours; a feeder bus or a short drive is the realistic daily-use pattern for many residents. From either station, Kent Ridge (one stop), one-north (two stops), and Buona Vista interchange (two stops) are within easy reach. Multiple bus services along South Buona Vista Road fill the gap for those who prefer not to walk to the MRT.
For drivers, the Ayer Rajah Expressway (AYE) is minutes away, connecting the CBD (~15 minutes) and Jurong East (~10 minutes) with minimal traffic friction. Orchard Road is a comfortable 15-minute drive via Holland Road. Daily errands are served by South Buona Vista Centre and The Village Centre nearby; West Coast Plaza is a 10-minute drive, and VivoCity — Singapore’s largest mall — is under five minutes by car.
Kent Ridge Park and Labrador Nature Reserve are both within a 10-minute drive for weekend hiking and nature respite. Dulwich College (Singapore) — one of the island’s most sought-after international schools — is just 1.2 km away, making Bayville a natural choice for expatriate families on international-school zones.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.2 km |
| Alexandra Primary School | primary | ~1.8 km |
| Queenstown Primary School | primary | ~1.9 km |
Facilities
Bayville’s facilities footprint reflects its era and scale. The development offers a swimming pool, wading pool, jacuzzi, sauna, gymnasium, tennis court, BBQ pits, children’s playground, clubhouse, and landscaped gardens — a respectable set for 63 units on half a hectare, where the land-per-resident ratio ensures the pool deck and garden never feel overcrowded. Resident feedback consistently highlights the low-density, resort-quiet feel of the common areas, which contrasts sharply with the packed facilities of mega-developments nearby.
“The pool is almost always quiet on weekdays — you’d never know you’re 15 minutes from the CBD. The garden and BBQ area have a genuinely private feel that you don’t get at bigger condos.”
— Resident review via PropertyGuru, 2024
The trade-off is that Bayville is not a facilities-showcase development. Buyers expecting a resort-grade clubhouse, multiple pools, or a tennis bubble should look to larger District 5 peers like Normanton Park or the incoming Faber Residence. For the typical Bayville resident — a research professional or expatriate family who values quiet and space over amenity variety — the existing set is more than sufficient, and the low maintenance fees (a direct consequence of the modest facilities footprint) are a genuine financial benefit.
Unit Sizes & Layout
The unit sizing at Bayville is one of its strongest arguments against newer competition. Three-bedroom apartments span 1,012 to 1,798 sq ft — with the upper end of that range approaching the footprint of a modest HDB maisonette. Four-bedroom and penthouse units push to 1,884 sq ft. Compare this to new-launch three-bedders in District 5 (typically 861–1,100 sq ft at S$2,400–S$2,800 psf) and the generational size advantage becomes clear. Bayville buyers are paying S$1,100–S$1,600 psf for units that a decade ago would have been considered “standard family size” — today they represent a premium that the market has not yet fully repriced.
The four-storey block format also means every unit is either on the ground floor (with direct garden access) or no higher than the third level — there are no awkward mid-block layouts or single-aspect units buried in a tower. Stack orientation matters: units with a southerly aspect toward the landed enclave enjoy greenery views and less direct afternoon sun, while north-facing stacks look toward South Buona Vista Road with some traffic noise as the trade-off. The development’s 1990s-era specifications — parquet flooring, older bathroom tiles, lower ceilings by 2025 standards — are a realistic consideration; un-renovated units typically require S$50–80k in refresh costs, while many current-market listings have been updated.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 8 | $1,343 | $1,570,125 |
| 5 BR | 2 | $1,336 | $2,600,000 |
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $1,380,000 to $2,900,000, averaging $1,776,100.
Rents range from $1,200 to $6,000 per month across 83 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 31% (from $1,162 to $1,522 psf).
Neighbourhood Comparison
Bayville’s primary competition in District 5 falls into two tiers. The first is the 99-year leasehold mega-development set: Normanton Park (1,840 units, S$1,866 psf, 99-year from 2019) and Parc Clematis (1,450 units, S$1,884 psf, 99-year from 2019) offer resort-scale facilities, newer interiors, and larger communities at roughly 20–25% higher entry psf — with a ticking lease. The second tier is the new-launch premium: Elta (501 units, S$2,557 psf) and Faber Residence (399 units, S$2,156 psf) carry fresh 99-year leases and modern specifications, but at a 35–60% psf premium over Bayville.
Bayville’s freehold status is its structural moat. Homejourney’s D5 analysis notes that freehold condos in the district command a 15–20% premium over comparable leasehold peers — Bayville’s current pricing suggests the market has not yet priced this fully relative to its peers. For buyers who are indifferent to resort facilities but value permanence, space, and a structurally supported tenant pool (the one-north knowledge cluster), Bayville sits in a distinct and defensible position that the new-launch mega-developments cannot occupy.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BAYVILLE CONDOMINIUM | Freehold | 1996 | 63 | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,832 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,884 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,557 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,156 |
ShiokNest Scores
Our proprietary scoring system evaluates BAYVILLE CONDOMINIUM across multiple dimensions.
What Residents Say
“We’ve been here six years and have no intention of leaving. The unit is enormous compared to what we could afford anywhere else in D5, the development is quiet, and the NUS shuttle bus stop is a two-minute walk. For academics, it’s nearly perfect.”
— Resident review via PropertyGuru, 2025
“The MRT walk is a bit far when it rains — I usually grab a bus or call a Grab. But the freehold land bank, the size of the apartment, and the green surroundings make up for it. You won’t find this combination in D5 at this price point.”
— Resident review via EdgeProp, 2024
“As a landlord, Bayville has been extremely reliable. Tenants are typically researchers or professionals at Biopolis or NUS — they renew, they keep the place in good condition, and they aren’t looking to move every year. The yield is decent and the freehold land gives me long-term peace of mind.”
— Landlord review via 99.co, 2025
Strengths & Weaknesses
- Freehold tenure — permanent land ownership in a district dominated by 99-year new launches
- Generous unit sizes: 3-bedrooms from 1,012–1,798 sq ft, 15–40% larger than new-launch peers
- Low-density 63-unit community — pool and facilities rarely overcrowded
- Strong structural tenant demand from one-north, NUS, Biopolis, and Science Park professionals
- 28.7% price appreciation over 2 years — consistent uptrend confirmed by transaction data
- ~S$1,100–1,557 psf — 20–30% discount to 99-year leasehold mega-developments at same distance
- En-bloc potential (61/100 score) on 51,261 sq ft freehold plot — developer-attractive land bank
- Dulwich College (Singapore) 1.2 km — strong for expatriate family rental profile
- 5-min drive to VivoCity, HarbourFront, AYE and CBD
- Quiet, mature estate with greenery buffer from surrounding landed housing
- MRT access is car-reliant — Haw Par Villa (0.64 km) and Pasir Panjang (0.69 km) both require a walk or bus in wet weather
- No sheltered walkway to MRT — practical inconvenience for daily commuters without cars
- 1996 vintage interiors — un-renovated units require S$50–80k refresh budget
- Modest facilities footprint — no resort-grade clubhouse, single tennis court only
- Small 63-unit development — limited transaction liquidity (10 sales in 12 months)
- No established hawker centre immediately within walking distance
- Low walkability score (40/100) — car or public transport needed for most errands
- Gross yield of 2.62% trails yield-optimised District 5 peers with MRT integration
Verdict
Bayville Condominium is a freehold value play in one of Singapore’s strongest structural tenant markets. Its investment case rests on three pillars: freehold tenure in a district where new launches are exclusively 99-year leasehold; generous unit sizes that new builds cannot replicate at any price; and proximity to the one-north/NUS/Science Park employment cluster that generates durable, recurring tenant demand from high-income research and tech professionals. With median rents at S$3,600 and an upward PSF trend of 28.7% over two years, the numbers back the narrative.
The weaknesses are genuine and should not be glossed over. Neither Haw Par Villa nor Pasir Panjang MRT is within an easy 10-minute walk for most units; residents without cars will rely on buses or the occasional ride-hail for daily errands. The development’s 1996 vintage means interior specifications require a renovation budget in most resale units. And while the en-bloc score (61/100) is modestly above average for a 63-unit freehold development on a 51,261 sq ft plot — an attractive collective sale footprint for a developer — Singapore’s en-bloc market has been selective since 2019, and timing collective sale proceedings is never predictable.
Against newer District 5 competitors, the comparison favours Bayville for yield-focused and long-hold buyers: Normanton Park and Parc Clematis offer superior facilities and fresher leases at S$1,866–S$1,884 psf (99-year), while Elta and Faber Residence represent the new-launch premium tier at S$2,156–S$2,557 psf. Bayville sits at a meaningful psf discount to all four, with the freehold differential as durable optionality. For an owner-occupier seeking a spacious, quiet freehold home with genuine proximity to Singapore’s knowledge economy, Bayville is an under-appreciated asset.