How Different Condo Views Affect Returns In Singapore: A 25-Year Study Of Pebble Bay

We analysed over 25 years of Pebble Bay resale transactions to understand how different facings — from waterfront to inward views — affect pricing

By Ryan J. Ong

Published 8 May 2025, 9:30 PM SGT · 8 min read · 133

How Different Condo Views Affect Returns In Singapore A 25 Year Study Of Pebble Bay

In this Stacked Pro breakdown:

We analysed over 25 years of Pebble Bay resale transactions to understand how different facings — from waterfront to inward views — affect pricing
Some view premiums were as high as 40%, but didn’t always translate into better returns
Discover why resale performance often hinged more on holding period and timing than on scenery alone

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With a long transaction history and clear segmentation between sea-facing and non-sea-facing stacks, Pebble Bay offers one of the clearest case studies for understanding how view premiums play out in resale value.

Its waterfront positioning has been a core part of its appeal since launch — but how much does that really translate into long-term price performance? In this analysis, we compare sales trends across different facings to quantify the premium (or discount) tied to unit orientation. Whether you're a current owner or prospective buyer, this breakdown offers insight into the long-term impact of view-based differentiation.

A rundown on Pebble Bay

Pebble Bay is an older leasehold condo, built in 1994. This 510-unit condo overlooks the Kallang Basin, and is located in District 15 (RCR). Here’s a look at the location and site plan:

Pebble Bay has four towers of differing heights. Towers 1 and 2 have four to six floors, whilst towers 3 and 4 have 8 to 17 floors. As Pebble Bay was specifically built to take advantage of the scenery, most stacks are outward facing. On one side, the stacks face the waterfront view of Kallang Basin, while on the other side, they face other condos. There are also some inward-facing stacks.

Frequently asked questions

Do waterfront views in Singapore condos always lead to higher resale prices?

Not necessarily. While waterfront views can command premiums, the study shows that long-term returns are more influenced by holding period and market timing than scenery alone.

How does the view from a condo unit affect its long-term resale performance in Singapore?

The study indicates that view premiums, such as waterfront versus inward views, do not always translate into better long-term resale gains. Market cycles and holding periods are more significant factors.

Are units with better views more profitable to sell in the short term in Singapore condos?

Not always. The analysis shows that units with premium views like waterfronts did not consistently yield higher short-term profits, and timing of sale often had a bigger impact.

Should I pay extra for a condo with a waterfront view in Singapore based on resale value?

The study suggests that view premiums do not guarantee higher long-term returns. It is more important to consider entry price and market timing.

What factors influenced the resale gains of Pebble Bay units over 25 years?

Resale gains were mainly affected by market cycles and holding periods. View premiums did not significantly impact long-term profit, and timing was a key factor.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.