Bayou Residence
Project page · Freehold
Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Bayou Residence | 01-05 | 1,238 sqft | S$1,790,000 | S$1,446 psf | ×0.999 | S$1,444 psf |
| Mar 2025 | Bayou Residence | 01-05 | 904 sqft | S$1,350,000 | S$1,493 psf | ×1.050 | S$1,568 psf |
| Dec 2024 | Bayou Residence | 01-05 | 904 sqft | S$1,320,000 | S$1,460 psf | ×1.054 | S$1,538 psf |
How accurate is this estimate for Bayou Residence?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
2.27% gross yield
S$43,200 of rent a year against the estimate above · 0.73 points below flats like it
Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 2 of them.
In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 900-1000 sqft | 3 | Non-landed Properties | S$4,000 |
| Q3 2026 | 900-1000 sqft | 3 | Non-landed Properties | S$4,000 |
| Q3 2026 | 900-1000 sqft | 3 | Non-landed Properties | S$4,000 |
| Q3 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,300 |
| Q3 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,300 |
| Q2 2026 | 900-1000 sqft | 3 | Non-landed Properties | S$3,600 |
| Q2 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,300 |
| Q1 2026 | 1100-1200 sqft | 2 | Non-landed Properties | S$3,500 |
median of 2 URA rental contracts at Bayou Residence within a quarter of 115 sqm, since 2025Q4.
Buying or selling at S$1,904,068?
Buying: Stamp duty on S$1,904,068 · Cash and CPF needed on S$1,904,068 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,904,068.
Each opens with this figure filled in; change anything there.
Primary schools near 349 Upper Paya Lebar Road
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Maris Stella High School (boys) · 387 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 587 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Yangzheng Primary School · 1,104 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,213 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,626 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,702 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Bayou Residence · 01-05 · Apartment | 1,238 sqft | S$1,790,000 | S$1,446 psf |
| Jun 2025 | Bayou Residence · 01-05 · Apartment | 1,711 sqft | S$2,250,000 | S$1,315 psf |
| Mar 2025 | Bayou Residence · 01-05 · Apartment | 904 sqft | S$1,350,000 | S$1,493 psf |
| Dec 2024 | Bayou Residence · 01-05 · Apartment | 904 sqft | S$1,320,000 | S$1,460 psf |
| Aug 2022 | Bayou Residence · 01-05 · Apartment | 786 sqft | S$1,000,000 | S$1,273 psf |
| Apr 2022 | Bayou Residence · 01-05 · Apartment | 1,711 sqft | S$1,560,000 | S$912 psf |
| Dec 2021 | Bayou Residence · 01-05 · Apartment | 1,722 sqft | S$1,580,000 | S$917 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2026 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2026 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2026 | Bayou Residence · 700-800 sqft · 2 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
| Q3 2026 | Bayou Residence · 700-800 sqft · 2 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
| Q2 2026 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$3,600 | S$3.79 psf |
| Q2 2026 | Bayou Residence · 700-800 sqft · 2 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
| Q1 2026 | Bayou Residence · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.04 psf |
| Q4 2025 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$3,700 | S$3.89 psf |
| Q4 2025 | Bayou Residence · 1400-1500 sqft · 3 bed · Non-landed Properties | S$3,700 | S$2.55 psf |
| Q3 2025 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$3,950 | S$4.16 psf |
| Q3 2025 | Bayou Residence · 700-800 sqft · 2 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
| Q2 2025 | Bayou Residence · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q4 2024 | Bayou Residence · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.28 psf |
| Q3 2024 | Bayou Residence · 900-1000 sqft · 3 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q3 2024 | Bayou Residence · 700-800 sqft · 2 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.