Q Bay Residences: Condo Guide to Prices, Units, Location and Who It Suits
Q Bay Residences is a 630-unit, 99-year condo on Tampines Street 86, completed in 2016. Facts, unit sizes, recent psf, rents, location and who it suits, plus a new-launch comparison.
Q Bay Residences is a 630-unit condo on Tampines Street 86, completed in 2016. The name is a nod to the area’s quarry history: EdgeProp noted that it was developed by a consortium called Quarry Bay Pte Ltd. Along with its neighbours, it forms a cluster of mid-2010s private projects in the western part of Tampines, close to Bedok Reservoir.
This guide covers Q Bay Residences’ verified facts, unit sizes, prices and rents, the location, and who it suits. We close with a fair look at a new-launch alternative, LinkTown Residences (Hougang Central Residences).
Q Bay Residences at a glance
| Item | Details |
|---|---|
| Developer | Quarry Bay Pte Ltd (a developer consortium) |
| Tenure | 99-year leasehold from 21 Aug 2012 (about 85 years left as at Sep 2026) |
| District / region | District 18 (Tampines), OCR |
| Address | 1–17 Tampines Street 86 (odd numbers) |
| Units and blocks | 630 units in eight 16-storey blocks |
| Completion (TOP) | 2016 |
| Site area | About 20,071 sqm (roughly 216,000 sq ft) |
| Architect | ADDP Architects |
| Nearest MRT | Tampines West (DT31) and Bedok Reservoir (DT30) |
Source: EdgeProp project page and EdgeProp news (2018), accessed 29 Sep 2026.
Unit types and sizes
Q Bay Residences has one- to five-bedroom units. Based on EdgeProp’s floor plans and unit records:
- 1-bedroom: about 517–764 sq ft
- 2-bedroom: about 797–1,184 sq ft
- 3-bedroom: about 904–1,464 sq ft
- 4-bedroom: about 1,378–1,733 sq ft
- 5-bedroom: about 1,615–1,981 sq ft
The spread gives a wide entry range, from compact one-bedders suitable for singles or investors to large family units. Sizes above include any strata areas such as balconies and bay windows, so check the net usable space on each plan. Our floor plan guide explains what to look for.
Q Bay Residences prices and rents
Based on URA caveats compiled by EdgeProp for the 12 months to September 2026:
- Average resale price: about S$1,531 psf
- Range: about S$1,390 to S$1,679 psf
- Highest recorded deal: S$1,679 psf in July 2026, for a 1,119 sq ft unit
- Rents: about S$2.0 to S$5.5 psf per month, averaging about S$4.6 psf per month, an implied gross yield of about 3.6%
Q Bay trades at a similar level to its neighbour The Santorini, which averaged about S$1,498 psf over the same period. We do not forecast prices; use recent deals for comparable sizes and floors when you negotiate.
Figures as at Sep 2026 from EdgeProp (URA data). Verify with the latest caveats before making an offer.
Location and amenities
- Parks: Bedok Reservoir Park is roughly 360 m away, per EdgeProp’s amenity data.
- Groceries: a supermarket at the nearby HDB blocks along Tampines Avenue 8, about 300 m away.
- Primary schools: St. Hilda’s Primary is within 1 km; Yu Neng, Tampines Primary, Red Swastika, Poi Ching, Junyuan and Angsana Primary are within 2 km. Always confirm on OneMap.
- Preschools: several within about 500 m.
- Malls: Tampines town centre malls are a short bus ride or drive away.
Neighbouring projects include The Santorini and the older Tropica. For more options across the town, see our Tampines condos guide.
Transport
EdgeProp lists Tampines West and Bedok Reservoir, both on the Downtown Line, as the nearest stations, and an earlier EdgeProp feature put the Tampines Street 86 condos at about a 15-minute bus ride from Tampines MRT, the East-West Line interchange. Drivers can reach the PIE and TPE quickly. The Cross Island Line (Phase 1, targeted around 2030) will add a Tampines North station further north of the town.
Pros and cons
| Pros | Things to weigh |
|---|---|
| Wide range of unit sizes, from about 517 sq ft | MRT is not within a very short walk |
| About 85 years of lease left | Few shops right at the gate; town centre needs a bus |
| Close to Bedok Reservoir Park | Several similar-age condos nearby compete for buyers and tenants |
| Moderate psf compared with newer Tampines launches | Ten years old: check MCST sinking fund and upkeep |
Who Q Bay Residences suits
- HDB upgraders in the east: EdgeProp’s data shows about 58% of buyers gave an HDB address.
- Buyers wanting a smaller entry unit in Tampines, such as a one-bedder for a single or a first investment.
- Families who drive and value park access and a quieter street.
Resale condo or new launch?
For buyers who like Q Bay Residences but want rail at the doorstep, a new launch is the obvious comparison. LinkTown Residences (Hougang Central Residences) is a new 99-year private condo on the Hougang Central mixed-use GLS site, by CapitaLand Development, UOL and Kheng Leong, with about 830 homes. It is planned with a direct link to Hougang MRT (North-East Line, and a future Cross Island Line interchange), a new bus interchange and a mall of about 300,000 sq ft. Sales are expected in early 2027; UOL’s August 2026 results guide a 2H 2027 launch.
| Q Bay Residences | LinkTown Residences | |
|---|---|---|
| Status | Completed 2016, resale | New launch, completion expected 2030/2031 |
| Units | 630 | About 830 (reported) |
| Rail | Downtown Line stations, bus usually needed | Directly linked to Hougang MRT (NE14) |
| Avg psf | About S$1,531 (12 months to Sep 2026) | About S$2,500–2,600 (analyst estimate) |
At those figures, LinkTown would cost roughly 63–70% more per square foot. S$1.5 million buys about 980 sq ft at Q Bay’s average, compared with about 577–600 sq ft at LinkTown’s estimated range. The premium pays for a new lease, the MRT and a mall downstairs, and the future CRL interchange at Hougang. LinkTown pricing is indicative; the developers have not released prices yet. Our new launch vs resale guide and the LinkTown Residences overview have more detail.
Next steps
More condo guides in Tampines, Pasir Ris and Simei: Double Bay Residences, Savannah CondoPark, Hedges Park Condominium.
Compare a few stacks at Q Bay Residences, check the MCST’s accounts and time your commute at peak hour. If a directly linked new launch is also on your list, register your interest for LinkTown Residences’ prices and unit mix once released.
Based on publicly reported information and URA transaction data compiled by EdgeProp, as at Sep 2026. Not financial advice. Verify details with URA, the MCST and your agent.
