Aquarius by the Park occupies one of the most distinctive residential addresses in Singapore’s east — tucked along Bedok Reservoir View in District 16, with the 87-hectare Bedok Reservoir literally on its doorstep. Completed in 2002 and developed on a 99-year leasehold tenure commencing 1996, the project comprises 720 units spread across 11 mid-rise blocks, making it one of the largest residential communities in the Bedok Reservoir precinct. With roughly 70 years of lease remaining as at 2026, Aquarius sits at an interesting crossroads: the pricing still reflects a tangible lease-decay discount relative to freehold neighbours, yet the reservoir setting, generous land plot and imminent District 16 transport upgrades continue to attract steady buyer interest. Recent caveats show resale transactions averaging S$1,321 per square foot over the past year, with the highest recorded trade reaching S$1,410 psf in May 2025 — a figure that underlines sustained demand despite the tenure clock ticking. For buyers who prioritise lifestyle greenery, a mature estate address and value-for-money quantum, Aquarius by the Park remains a property worth examining carefully.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
When Aquarius by the Park was launched in 1997, Bedok Reservoir Road was considered “ulu” by Singapore standards — far from any MRT station and reliant on bus connections through the dense Bedok heartland. Two decades on, the area has been transformed by the Downtown Line (DTL), with Bedok Reservoir MRT station (DT30) now a roughly seven-minute walk from the development entrance. That single infrastructure upgrade has compressed travel times to the CBD materially: Bayfront is reachable in around 30 minutes door-to-door, and the one-stop connection to Tampines West (DT31) plugs residents into the eastern employment spine stretching toward Changi Business Park, Singapore Expo and Changi Airport. The broader District 16 landscape has also matured. Upper East Coast Road, Bedok Town Centre and Eastpoint Mall at Simei together form a ring of retail and F&B options within easy reach, while Temasek Polytechnic, St. Anthony’s Canossian School and SUTD provide an education corridor that resonates strongly with family purchasers. From a macro market perspective, Outside Central Region (OCR) condominiums in established estates have seen transacted PSF rise from sub-S$900 in 2018 to the S$1,200–S$1,400 band by 2025, a trend driven partly by the displacement effect from cooling measures at the new-launch end of the market and partly by genuine end-user demand for space in low-density suburban living. Aquarius, with its above-average unit sizes and spacious compound, has benefited from this structural tailwind even as its lease progressively shortens.
The development sits within the Bedok Reservoir Park precinct, a green corridor gazetted as a recreational connector and managed by the National Parks Board (NParks). Residents enjoy direct access to the reservoir park’s 4.3-kilometre waterfront loop — a jogging, cycling and kayaking destination popular with east-side residents. This integration of nature with urban living is the project’s single clearest competitive differentiator and one that cannot be replicated by most new-launch condominiums in Singapore’s constrained land market. For investors tracking rental demand, the east corridor’s proximity to Changi and Tampines commercial clusters sustains a healthy pool of expatriate and PMET tenants, with District 16 condominiums yielding approximately 3–4% gross on current asking rents according to recent market data from EdgeProp and PropertyGuru. Use our rental yield calculator to model net returns against your purchase price and expected monthly rent.
We track 140 sales and 408 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AQUARIUS BY THE PARK dashboard.
- Average sale price: $1,355,214 across 140 transactions
- Estimated gross rental yield: 3.4%
- District 16 PSF ranking: Mid-range (top 75%)
- 99 yrs lease commencing from 1996 · OCR · D16 · 720 units
About AQUARIUS BY THE PARK
AQUARIUS BY THE PARK is a 99 yrs lease commencing from 1996 condominium, located at BEDOK RESERVOIR VIEW in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by FIRST BEDOK LAND PTE LTD (FIRST CAPITAL CORPORATION GROUP), comprising 720 residential units, completed in 2002.
With approximately 69 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at AQUARIUS BY THE PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 43 | $1,121 psf | $1,001,135 |
| 3 BR | 89 | $1,178 psf | $1,463,653 |
| 4 BR | 4 | $1,151 psf | $1,822,500 |
| 5+ BR | 4 | $1,065 psf | $2,281,500 |
Sales Market Overview
AQUARIUS BY THE PARK has recorded 140 sale transactions with an average transaction price of $1,355,214, ranging from $825,000 to $2,380,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 33 | $941 psf | $999,835 | — |
| 2022 | 21 | $1,068 psf | $1,265,990 | ↑ 13.6% |
| 2023 | 29 | $1,165 psf | $1,453,368 | ↑ 9.0% |
| 2024 | 19 | $1,282 psf | $1,527,889 | ↑ 10.0% |
| 2025 | 29 | $1,316 psf | $1,585,034 | ↑ 2.6% |
| 2026 | 9 | $1,342 psf | $1,445,111 | ↑ 2.0% |
AQUARIUS BY THE PARK ranks in the top 75% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, AQUARIUS BY THE PARK trades 25.4% below the segment benchmark.
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Rental Market Overview
AQUARIUS BY THE PARK has recorded 408 rental transactions with monthly rents averaging $3,819/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 153 | $3,297/mo | $2,050/mo | $4,200/mo |
| 3 BR | 255 | $4,133/mo | $2,300/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 75 | $2,913/mo |
| 2022 | 74 | $3,517/mo |
| 2023 | 77 | $4,197/mo |
| 2024 | 78 | $4,115/mo |
| 2025 | 79 | $4,236/mo |
| 2026 | 25 | $4,032/mo |
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Investment Analysis
Based on average rents and sale prices, AQUARIUS BY THE PARK delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,551 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,234 psf | 247 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows AQUARIUS BY THE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AQUARIUS BY THE PARK
- Bedok Reservoir MRT
- Tampines West MRT
- Casuarina Primary School
- Tampines Meridian Junior College
- Temasek Polytechnic
Nearby MRT Stations
AQUARIUS BY THE PARK is 380m from Bedok Reservoir MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok Reservoir | DT30 | Downtown Line | 380m |
| Tampines West | DT31 | Downtown Line | 970m |
Nearby Schools
There are 16 schools within 2 km of AQUARIUS BY THE PARK, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | Primary | 930m |
| Tampines Meridian Junior College | Jc | 930m |
| Temasek Polytechnic | Tertiary | 930m |
| Institute of Technical Education (College East) | Tertiary | 970m |
| Bedok North Secondary School | Secondary | 1.4 km |
| Tampines Secondary School | Secondary | 1.7 km |
| Temasek Primary School | Primary | 1.7 km |
| Tampines Primary School | Primary | 1.8 km |
| Opera Estate Primary School | Primary | 1.8 km |
| Temasek Junior College | Jc | 1.9 km |
| Bedok Green Primary School | Primary | 1.9 km |
| Fengshan Primary School | Primary | 1.9 km |
The most cited strength among residents and property commentators alike is the immediate reservoir-park frontage. Unlike condominiums that simply market themselves as “near a park,” Aquarius by the Park shares a boundary with Bedok Reservoir Park, meaning certain stacks command unobstructed water views and residents exit directly onto the waterfront jogging circuit. This physical adjacency is difficult to price away, and it anchors the project’s lifestyle proposition regardless of lease tenure. Families with young children benefit from the low-traffic environment, the abundant outdoor recreation and the sensory contrast to the denser built fabric found at Bedok Town Centre.
The development’s facilities package is unusually comprehensive for its vintage. The compound houses a large feature swimming pool with a waterslide and cave formation, a wading pool, Jacuzzi, three tennis courts, two squash courts, a half-court basketball area, a fully equipped gymnasium, sauna, games room, barbecue pavilions and koi pond with a viewing bridge. A resident clubhouse with a grocery outlet, hair salon and food shop reduces the need for daily errands outside the estate — a convenience that resonates with older residents and families alike. Few resale condominiums in the S$1,300 psf range can match this breadth of on-site amenities. For buyers with an active lifestyle, this represents genuine value that would cost substantially more to replicate in a new launch.
On the connectivity front, the operational Bedok Reservoir MRT station on the Downtown Line delivers fast, reliable access without the uncertainty of a “future station” premium. Commuters bound for the CBD or Jurong Lake District (via the DTL interchange at Buona Vista) face a predictable journey time rather than a speculative upgrade story. The junction of Bedok Reservoir Road and Bedok North Road is also served by multiple bus services, and the Pan-Island Expressway (PIE) on-ramp is accessible within a short drive — an advantage for car-owning households who travel across the island for work.
Unit sizing is another relative strength. The 2-bedroom and 3-bedroom layouts at Aquarius were designed before Singapore’s trend toward progressively smaller unit footprints. Buyers accustomed to newer 2-bedders in the 700–800 square-foot range will find the older floor plans here comparatively generous, which explains continued tenant preference among families and couples who prioritise living space. Larger quantum values — typically S$1.15 million to S$2.5 million depending on configuration and floor — remain broadly accessible within the OCR segment, and buyers can model monthly obligations accurately using the mortgage calculator and cross-check total acquisition costs with the stamp duty calculator.
The most material risk for any prospective purchaser is lease decay. With approximately 70 years remaining on a 99-year leasehold tenure, Aquarius by the Park is approaching the threshold where HDB financing restrictions and CPF usage rules begin to impose tangible constraints on future buyers. Under current CPF Board guidelines, the amount of CPF savings a buyer may use to purchase a leasehold property is restricted once the remaining lease at the point of purchase falls below 60 years, and the restrictions tighten further as the lease approaches 30 years. While 2026 purchasers are not yet affected directly, the forward-looking implication is that the addressable buyer pool will narrow with each passing year, potentially compressing resale liquidity. Use the lease decay calculator to model how today’s remaining lease translates into CPF and financing eligibility for a hypothetical future sale in 10 or 15 years.
Aging infrastructure is a recurring theme in resident reviews. Water piping leakage — particularly in penthouse units — has been reported across multiple review platforms, and the project’s circular block layout creates noise-trapping dynamics for units facing the central pool courtyard. Wall and floor sound transmission between units is poor by modern standards, with footfall noise from upper floors audible in lower-storey units. Windows are single-glazed in most blocks, offering limited attenuation of road traffic and construction sounds from the surrounding Bedok Reservoir Road corridor. These issues are addressable through renovation but add to total ownership cost and should be factored into any purchase budget alongside stamp duty and legal fees.
Management quality has been flagged by several residents as inconsistent. MCST by-law enforcement has historically been described as lax, and the resulting lack of uniformity in common area use can affect the overall resident experience. Prospective buyers are advised to review recent MCST annual reports and attend a general meeting if possible before committing, as maintenance fund levels and upcoming sinking-fund calls vary by estate condition.
Finally, the en-bloc route — often cited as a redeeming exit strategy for ageing leasehold developments — carries meaningful uncertainty at Aquarius. With 720 units and multiple blocks, achieving the 80% consent threshold required under the Land Titles (Strata) Act is administratively complex and historically challenging at large estates. There is no publicly available en-bloc attempt history for this development as at the time of writing, and the current land plot economics do not obviously favour developer interest given the remaining tenure and replacement cost of comparable sites.
- ✅ Active lifestyle families seeking reservoir living: Direct Bedok Reservoir Park frontage, extensive on-site facilities (3 tennis courts, pool, squash courts), generous unit sizes and proximity to multiple schools make this a strong match for families who prioritise outdoor recreation and living space over lease tenure length.
- ✅ OCR value investors targeting rental yield: District 16 gross rental yields of 3–4% are supported by Changi and Tampines employment cluster demand. Aquarius’s competitive PSF entry point relative to newer OCR launches, and its proximity to Bedok Reservoir MRT (DT30), sustains tenant appeal among expatriates and PMETs.
- ✅ HDB upgraders purchasing first private home: Accessible quantum (from approximately S$1.15 million), familiar east-side address and full-condo facilities provide a meaningful lifestyle upgrade from HDB living. With around 70 years remaining, CPF usage is still viable for most purchasers at current ages. The affordability calculator can help right-size the budget.
- ⚠️ Short-tenure lease buyers aware of decay risk: Buyers who understand and accept leasehold dynamics and plan a 10–15-year ownership horizon before lease-related CPF restrictions begin to bite may still find value here, particularly on larger units with reservoir-facing stacks. Modelling exit liquidity carefully using the lease decay calculator is essential before committing.
- ❌ Long-term hold or retirement buyers (20+ year horizon): A 20-year hold would leave approximately 50 years on the lease — a point at which HDB loan and CPF restrictions would significantly narrow the buyer pool on resale. Unless an en-bloc exit materialises, long-term holders face a progressively discounted exit market. Other freehold or newer leasehold options in the district merit comparison using the property comparison tool.
- ❌ Buyers prioritising brand-new fittings and modern layouts: Aquarius was completed in 2002 and most units carry 20-plus-year-old fittings, single-glazed windows and older plumbing. Renovation budgets should be stress-tested against the acquisition cost; buyers who prefer turn-key quality would be better served by newer launches in the district.
Aquarius by the Park is a compelling but nuanced proposition. For buyers who value the rare combination of a large-scale, well-facilitated condominium community set directly against a gazetted reservoir park — with a functioning MRT connection and a mature east-side address — it delivers tangible lifestyle quality that is difficult to replicate at comparable price points in District 16. The transacted PSF band of S$1,300–S$1,410 over the past year reflects genuine end-user demand, not speculative froth, and rental fundamentals in the Bedok – Tampines – Changi corridor are sound enough to support yield-seeking investors on a medium-term horizon.
The countervailing reality is the lease clock. At approximately 70 years remaining, Aquarius sits in the window where the arithmetic still works for most current buyers, but exit liquidity will narrow measurably over the next decade as CPF and HDB financing boundaries tighten. The property is also showing its age physically: aging pipework, sound-insulation shortcomings and mixed MCST reviews are not cosmetic concerns — they translate into renovation and maintenance costs that must be modelled honestly. Buyers should budget at least S$60,000–S$100,000 for a comprehensive renovation to bring units up to contemporary habitability standards.
On balance, Aquarius by the Park earns a cautious buy recommendation for owner-occupiers with a 10–15-year horizon and a genuine affinity for reservoir-park living, and a watch rating for investors who should model total returns carefully against the lease-decay trajectory. Exploring the ROI calculator and running a full cost comparison on the total cost of ownership calculator before transacting would be prudent steps for any serious buyer.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 140 transactions analysed
- Rental data: 408 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for AQUARIUS BY THE PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,670 condo transactions recorded in District 16 over the last 12 months, 56% new sale, 43% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 16 could add roughly 520 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Bayshore Road | — | ~520 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing AQUARIUS BY THE PARK against staying public? These HDB towns sit within walking or short-drive distance: