Tucked against the eastern bank of Bedok Reservoir, Archipelago occupies one of the most naturally gifted residential addresses in Singapore’s Outside Central Region. Developed by United Venture Development (Bedok) Pte. Ltd. — a joint venture between UOL Group and Singapore Land (Singland) — the project sits on a 99-year leasehold tenure commencing 2011, with the 553-unit development reaching its TOP in 2016. Set across 18 low-rise five-storey apartment blocks plus 24 strata semi-detached houses, Archipelago commands roughly 400 metres of frontage along the edge of Bedok Reservoir Park, placing it in an exclusive category of Singapore condos that can genuinely claim a park-integrated lifestyle, not merely proximity to one. For buyers and investors sizing up the OCR east corridor in 2026, the project offers a compelling combination of nature-immersive living, a 10-minute walk to the Downtown Line at Bedok North MRT, and a sub-$1,600 psf average resale entry point that remains accessible relative to the broader market.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 16 — covering Bedok, Upper East Coast, Eastwood, and Kew — has consistently punched above its weight in Singapore’s OCR segment. URA data show OCR prices rising from approximately S$1,327 psf to S$1,898 psf over the 2019–2024 cycle, a 43.6% uplift that eclipsed many central-region benchmarks on a percentage basis. Bedok specifically benefits from being a mature estate: hawker centres, NTUC FairPrice, Sheng Siong, and the Bedok interchange bus terminus are a two-to-three-minute walk from the condo gates. The November 2025 URA Government Land Sale tender for a parcel at Bedok Rise drew a top bid of S$464.8 million (S$1,330 psf ppr), with analysts projecting a future launch at no less than S$2,500 psf — a price signal that anchors long-run value for existing OCR Bedok stock. Against this backdrop, Archipelago’s recorded resale average of S$1,457–S$1,504 psf over the last 12 months still represents meaningful headroom relative to what future land-price-driven launches in the micro-market will likely achieve. The Downtown Line (Stage 3, open 2017) added the Bedok North MRT (DT29) station at approximately a five-to-seven-minute walk from the condo lobby, transforming the location from a bus-dependent estate into a direct rail link to Bugis, Rochor, and the CBD.
We track 174 sales and 657 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ARCHIPELAGO dashboard.
- Average sale price: $1,650,041 across 174 transactions
- Estimated gross rental yield: 2.9%
- District 16 PSF ranking: Mid-range (top 59%)
- 99 yrs lease commencing from 2011 · OCR · D16 · 553 units
About ARCHIPELAGO
ARCHIPELAGO is a 99 yrs lease commencing from 2011 condominium, located at BEDOK RESERVOIR ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by UNITED VENTURE DEVELOPMENT (BEDOK) PTE LTD, comprising 553 residential units, completed in 2016.
With approximately 84 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 ARCHIPELAGO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 38 | $1,388 psf | $767,787 |
| 2 BR | 46 | $1,394 psf | $1,162,124 |
| 3 BR | 34 | $1,421 psf | $1,604,876 |
| 4 BR | 28 | $1,387 psf | $2,113,675 |
| 5+ BR | 28 | $1,053 psf | $3,240,175 |
Sales Market Overview
ARCHIPELAGO has recorded 174 sale transactions with an average transaction price of $1,650,041, ranging from $525,000 to $3,720,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 53 | $1,169 psf | $1,379,481 | — |
| 2022 | 33 | $1,283 psf | $1,547,948 | ↑ 9.7% |
| 2023 | 19 | $1,375 psf | $1,638,053 | ↑ 7.2% |
| 2024 | 29 | $1,462 psf | $1,938,103 | ↑ 6.3% |
| 2025 | 25 | $1,556 psf | $1,774,974 | ↑ 6.4% |
| 2026 | 15 | $1,453 psf | $2,080,667 | ↓ 6.6% |
ARCHIPELAGO ranks in the top 59% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, ARCHIPELAGO trades 13.4% below the segment benchmark.
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Rental Market Overview
ARCHIPELAGO has recorded 657 rental transactions with monthly rents averaging $3,960/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 25 | $7,906/mo | $6,200/mo | $10,200/mo |
| 1 BR | 180 | $2,718/mo | $1,800/mo | $3,700/mo |
| 2 BR | 285 | $3,500/mo | $2,200/mo | $6,500/mo |
| 3 BR | 113 | $4,847/mo | $3,200/mo | $6,500/mo |
| 4 BR | 38 | $6,308/mo | $4,500/mo | $8,800/mo |
| 5+ BR | 16 | $8,116/mo | $6,000/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 144 | $3,128/mo |
| 2022 | 132 | $3,780/mo |
| 2023 | 124 | $4,536/mo |
| 2024 | 106 | $3,999/mo |
| 2025 | 120 | $4,450/mo |
| 2026 | 31 | $4,251/mo |
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Investment Analysis
Based on average rents and sale prices, ARCHIPELAGO delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 ARCHIPELAGO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ARCHIPELAGO
- Bedok North MRT
- Kaki Bukit MRT
- Bedok Reservoir MRT
- Temasek Polytechnic
- Institute of Technical Education (College East)
- Temasek Primary School
Nearby MRT Stations
ARCHIPELAGO is 430m from Bedok North MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok North | DT29 | Downtown Line | 430m |
| Kaki Bukit | DT28 | Downtown Line | 1.3 km |
| Bedok Reservoir | DT30 | Downtown Line | 1.4 km |
Nearby Schools
There are 4 schools within 2 km of ARCHIPELAGO.
| School | Type | Distance |
|---|---|---|
| Temasek Polytechnic | Tertiary | 1.6 km |
| Institute of Technical Education (College East) | Tertiary | 1.6 km |
| Temasek Primary School | Primary | 1.8 km |
| Temasek Junior College | Jc | 1.9 km |
Archipelago’s headline strength is its reservoir-front positioning. Bedok Reservoir spans 88 hectares — about 40% larger than Marina Bay — and the condo’s 400-metre park-edge frontage is essentially irreplaceable; no new project can build directly alongside an existing reservoir. Morning joggers, kayakers, and fishing-park regulars all use the same greenway, but only Archipelago residents step out from their front gates straight onto the park connector without crossing a single road. The estate is designed with this in mind: all 18 residential blocks sit on elevated ground, so even upper-ground-floor units enjoy unobstructed sightlines across the treetops toward the water. The unit mix is broad, running from 526 sq ft one-bedders to 3,099 sq ft five-bedroom units and the 24 strata semi-detached houses, giving the project cross-market appeal — small investors, upgrading families, and inter-generational purchasers can all find an appropriate product. On rental fundamentals, the proximity to Changi Business Park, Singapore Expo, and the Ubi industrial cluster generates a stable tenant pool of professionals and expats; the most recent average rent of S$4.62–S$4.64 psf translates to an indicated gross yield in the 3.5%–3.7% range, competitive for a leasehold OCR product at this price point. The developer pedigree matters too: UOL Group and Singland are among Singapore’s most established listed developers, with a track record of durable build quality and strong post-completion maintenance through associated managing agents. Finally, accessibility has improved structurally since launch: the DTL is fully operational, and the Cross Island Line (CRL) planned stop at Bedok Reservoir is slated to add a second MRT line interchange roughly 1.3 km to the south by the early 2030s, providing a medium-term connectivity catalyst.
Buyers should weigh three substantive risk categories. Lease decay is the most structural: with the 99-year tenure dating from 2011, the remaining lease will fall below 60 years around 2071, a threshold at which CPF usage restrictions begin to bite, HDB loan ineligibility applies, and the re-sale buyer universe narrows appreciably. Purchasers in their forties today will face lease-decay pressure if they hold the asset for 20-plus years. Running a lease-decay scenario through a lease-decay calculator before committing is essential. Build quality has attracted mixed feedback from residents: a minority of reviewers on public portals have reported water ingress during heavy rainfall in select units, a concern worth verifying directly via MCST records and a building inspection before purchase. This is not uncommon in older OCR projects but should be factored into maintenance budget assumptions. Capital appreciation ceiling is a third consideration: at S$1,500 psf average resale, Archipelago is already priced ahead of many comparably aged OCR peers; the lack of a confirmed en-bloc prospect (the 24 strata semi-detached houses complicate collective sale geometry significantly), combined with rising amenity-level competition from newer nearby launches, means outsized price growth is not guaranteed. The development’s comparatively modest on-site recreational offering — pool, BBQ pits, gym, and clubhouse — may also be a drawback for families who expect the full resort-style amenity stack of contemporary launches.
- ✅ Nature-first upgrader with school-age children: The reservoir-park frontage and low-rise, garden-estate feel is uniquely suited to families who prioritise greenery, outdoor recreation, and a quieter pace over proximity to mega-malls. Bedok North Primary and other east-zone schools are within 1–2 km.
- ✅ East-side investor targeting Changi Business Park tenant pool: Changi Business Park, Singapore Expo, and the Ubi industrial cluster collectively generate strong professional and expatriate rental demand. The 3.5%–3.7% gross yield, combined with sub-$1,600 psf entry, produces workable cash-flow math. Run the numbers via the ROI calculator.
- ✅ Downtown Line commuter seeking OCR value: Bedok North MRT (DT29) is a short walk away, putting Bugis within 15 minutes and the CBD within 25 minutes door-to-door. For buyers priced out of RCR, this is one of the best-connected OCR east addresses at this price tier.
- ⚠️ Short-hold flipper targeting sub-5-year capital gain: The project is fully matured and resale PSF has been range-bound in the S$1,400–S$1,700 band since 2022. Near-term upside is meaningful only if OCR sentiment broadly re-rates; project-specific catalysts (en-bloc, new amenity) are limited in the short horizon.
- ⚠️ Older buyer (55+) planning a long-term hold into retirement: Lease decay becomes a real factor beyond a 20-year hold. CPF restrictions kick in when remaining tenure falls below 60 years (around 2071), which may complicate resale financing for future buyers. Consider a freehold or longer-tenure alternative using the property compare tool.
- ✅ First-time buyer on a tight budget seeking a studio or 1-bedroom: Entry-level units from 526 sq ft are available in the S$800K–S$950K range, making this one of the few new-resale-market options in a sought-after D16 nature address below S$1 million. Review your borrowing limits via the TDSR calculator first.
Archipelago is a genuinely differentiated product in Singapore’s OCR east corridor. Its 400-metre Bedok Reservoir Park frontage, low-rise garden-estate design, UOL-Singland pedigree, and direct Downtown Line access combine to create a live-in proposition that newer, denser launches nearby cannot replicate at scale. For owner-occupiers who prize nature, quiet, and community over on-site resort amenities, it represents a compelling buy at current resale psf levels. For investors, the Changi Business Park and eastern industrial corridor tenant base supports a workable 3.5%–3.7% gross yield, and the Bedok GLS price signal points to structural floor support for existing OCR stock in the vicinity. The primary caveats — lease decay beyond a 20-year hold and limited en-bloc prospects — are real but well-understood risks common across most OCR 99-year stock; they do not materially diminish the project’s appeal for a medium-term hold or an owner-occupier with no intention of flipping. Net assessment: a strong OCR east buy for nature-oriented families and east-corridor investors; lease-decay arithmetic is the one number every buyer must model before signing.
FAQ
What is the average price for ARCHIPELAGO?
What is the rental yield for ARCHIPELAGO?
Is ARCHIPELAGO freehold or leasehold?
How far is Archipelago from Bedok North MRT station?
Bedok North MRT (DT29, Downtown Line) is approximately a five-to-seven-minute walk from the main Archipelago lobby. The Downtown Line connects directly to Bugis, Promenade, and Bayfront without requiring a transfer, making CBD commutes from this address materially easier than from many other OCR east condos that rely on bus connections to the East-West Line.
Does Archipelago have en-bloc potential?
En-bloc potential is limited by the development’s composition: the 553 residential units sit alongside 24 strata semi-detached houses, and achieving the 80% consent threshold required under the Land Titles (Strata) Act across two significantly different property types (high-density apartments versus low-density strata houses with different psf valuations) is historically challenging. There is no publicly known active en-bloc attempt as of early 2026. Buyers should not price in a collective sale premium as a base-case return driver. Use the ROI calculator to model returns on yield and capital appreciation alone.
How will lease decay affect Archipelago’s resale value over the long term?
Archipelago’s 99-year lease commenced in 2011, leaving approximately 84 years remaining as of 2026. CPF usage restrictions apply when remaining tenure falls below 60 years (around 2071) and below 30 years (around 2041 for valuation haircuts). For a buyer in their thirties today, a hold of 15–20 years still leaves substantial tenure and full CPF eligibility for the next buyer. Beyond that horizon, the buyer pool progressively narrows and bank valuations may apply haircuts. The lease-decay calculator can model the precise impact on resale value for any intended hold period.
What are the main amenities inside the Archipelago development?
On-site facilities include multiple swimming pools, a jacuzzi pool, gymnasium, clubhouse, BBQ pavilions, and a fitness corner. The development is notably green — residents describe walking its internal landscaping as akin to strolling through a park. Directly adjacent, Bedok Reservoir Park adds kayaking, canoeing, fishing, jogging tracks, and cycling paths at no cost. Everyday conveniences — NTUC FairPrice, Sheng Siong, coffee shops, and McDonald’s — are within a two-to-three-minute walk of the condo gates, and Bedok Town Centre with its mall and hawker centre is about five minutes by bus.
How does Archipelago compare to other District 16 condos for investment?
Within D16, Archipelago’s key differentiators are its reservoir frontage (unique in the district), low-rise garden design, and UOL-Singland brand. On pure yield metrics it is comparable to peers such as Grandeur Park Residences and Sceneca Residence, though those are newer and carry higher psf entry prices. Archipelago’s lower psf means a smaller absolute capital outlay and potentially better yield-on-cost for cash-flow-focused investors. For side-by-side comparison of specific units or projects, the property compare tool and the District 16 analytics page provide URA-sourced transaction benchmarks.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 174 transactions analysed
- Rental data: 657 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 ARCHIPELAGO
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 ARCHIPELAGO against staying public? These HDB towns sit within walking or short-drive distance: