Bagnall Haus stands as the first freehold new-launch condominium to grace the Upper East Coast Road corridor in over fifteen years — a distinction that immediately sets it apart in a District 16 market long starved of freehold supply. Developed by a Roxy-Pacific-led consortium (with SLB Development, KSH Holdings, and Ho Lee Group), the project sits at 815 Upper East Coast Road on a 74,280 sq ft site that the partnership acquired via the Bagnall Court en-bloc for S$115.28 million in January 2023. The resulting product is a low-rise, three-block development of just 113 units, ranging from 1-bedroom-plus-flexi apartments (495 sq ft) all the way to spacious 5-bedroom homes (1,528 sq ft). Bagnall Haus launched on 18 January 2025 at an average price of S$2,490 psf, and sold 71 units — roughly 63% of the project — on its opening weekend, a testament to pent-up demand for freehold product in this pocket of the East. With a projected TOP in 2027–2028 and a sheltered walkway to the forthcoming Sungei Bedok MRT interchange (Thomson-East Coast and Downtown lines), Bagnall Haus arrives at a compelling intersection of scarcity, connectivity, and long-horizon value.
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 — spanning Bedok, Upper East Coast, and Eastwood — has historically been an owner-occupier stronghold prized for its relative tranquillity, proximity to East Coast Park, and tight-knit community feel. The last freehold private launch in the Upper East Coast micro-market predates 2010, meaning a full property cycle has elapsed without a comparable product. That supply gap is not merely a marketing talking point: URA data consistently shows freehold resale units in this corridor commanding a meaningful premium over leasehold equivalents, and the absence of new freehold supply has kept that premium elevated. Bagnall Haus enters this environment just as the Thomson-East Coast Line (TEL) is completing its final phase of construction, with Sungei Bedok MRT interchange — a mere three to five minutes’ walk away — expected to open in 2026. The interchange connects the TEL and Downtown Line (DTL), giving residents two independent rail corridors to the CBD, Marina Bay, and Changi Airport. One stop further along the TEL sits the Bayshore station, anchor of URA’s Bayshore precinct masterplan: a car-lite estate projected to house up to 10,000 residential units (including around 7,000 HDB flats), a Bedok South Integrated Transport Hub, and a host of new community and commercial amenities. The Long Island development — a potential land-reclamation initiative along the East Coast shoreline — adds a further speculative layer of long-term neighbourhood transformation. For buyers who want to participate in this eastward arc of urban renewal without surrendering freehold tenure, Bagnall Haus represents a narrow window of opportunity. URA’s transaction records confirm that well-located freehold OCR condominiums have historically held value through market downturns better than their leasehold peers, a key consideration for buyers planning multi-generational ownership or legacy wealth transfer.
We track 104 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BAGNALL HAUS dashboard.
- Average sale price: $2,243,391 across 104 transactions
- District 16 PSF ranking: Premium tier (top 2%)
- Freehold tenure · OCR · D16 · 113 units
About BAGNALL HAUS
BAGNALL HAUS is a freehold condominium, located at UPPER EAST COAST ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by RL Bagnall Pte Ltd, comprising 113 residential units, completed in 2025.
As a freehold property, BAGNALL HAUS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BAGNALL HAUS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $2,606 psf | $1,290,300 |
| 2 BR | 54 | $2,501 psf | $1,912,841 |
| 3 BR | 32 | $2,500 psf | $2,732,540 |
| 4 BR | 8 | $2,427 psf | $3,709,375 |
Sales Market Overview
BAGNALL HAUS has recorded 104 sale transactions with an average transaction price of $2,243,391, ranging from $1,235,000 to $3,807,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 101 | $2,503 psf | $2,227,314 | — |
| 2026 | 3 | $2,559 psf | $2,784,667 | ↑ 2.2% |
BAGNALL HAUS ranks in the top 2% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BAGNALL HAUS trades 61.6% above the segment benchmark.
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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 BAGNALL HAUS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BAGNALL HAUS
- Sungei Bedok MRT
- Bedok South MRT
- Tanah Merah MRT
- Bedok View Secondary School
- Bedok South Secondary School
- Yu Neng Primary School
Nearby MRT Stations
BAGNALL HAUS is 490m from Sungei Bedok MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sungei Bedok | TE31 | Thomson-East Coast Line | 490m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.0 km |
| Tanah Merah | EW4 | East-West Line | 1.2 km |
Nearby Schools
There are 11 schools within 2 km of BAGNALL HAUS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | Secondary | 720m |
| Bedok South Secondary School | Secondary | 1.0 km |
| Yu Neng Primary School | Primary | 1.0 km |
| Fengshan Primary School | Primary | 1.0 km |
| Bedok Green Primary School | Primary | 1.0 km |
| Ping Yi Secondary School | Secondary | 1.1 km |
| Overseas Family School | International | 1.3 km |
| Bedok North Secondary School | Secondary | 1.6 km |
| Park View Primary School | Primary | 1.6 km |
| Opera Estate Primary School | Primary | 1.8 km |
| Casuarina Primary School | Primary | 2.0 km |
Freehold tenure in a supply-scarce corridor. The single most powerful attribute of Bagnall Haus is its freehold title. In a District 16 micro-market where no freehold new launch has appeared in over a decade, the development carries a structural scarcity premium. Freehold properties depreciate less aggressively than 99-year leasehold counterparts, particularly as leasehold developments age beyond thirty years and CPF usage restrictions begin to bite. For buyers intending to hold for ten or more years — or to pass the asset down — freehold tenure is a qualitative advantage that compounds over time. Calculate your long-term holding costs using the Lease Decay Calculator to appreciate the difference concretely.
Sungei Bedok MRT interchange at the doorstep. A sheltered linkway connects Bagnall Haus directly to one of the Sungei Bedok MRT interchange exits. The station, opening in 2026, sits at the junction of the TEL and DTL, offering residents a 20-minute ride to Marina Bay Financial Centre, straightforward access to Orchard Road, and a three-stop hop to Changi Airport via the DTL-Expo link. This dual-line connectivity is a material uplift over the single-line bus-and-MRT commute that defined the corridor for the previous decade, and it arrives before the first batch of buyers collects their keys.
Bayshore precinct optionality. Bagnall Haus sits one TEL stop from Bayshore station, the centrepiece of URA’s Bayshore masterplan. Plans call for a new integrated community hub, expanded waterfront promenades, and a substantial injection of new residents who will drive demand for amenities, F&B, and retail. Early-movers in comparable URA-designated growth nodes (Tengah, Punggol, Bidadari) have captured significant value appreciation as infrastructure milestones were hit. Bayshore is at an earlier stage of that trajectory.
Boutique scale and low-rise living. Three five-storey blocks across a 74,280 sq ft site produce a plot ratio and density that many buyers actively seek. Neighbours are scarce, green buffer is generous, and the development avoids the impersonal tower-block scale of larger projects. The quiet, private character of Upper East Coast Road — established bungalows and semi-detached homes interspersed with mature greenery — is preserved rather than disrupted. For owner-occupiers who value a neighbourly atmosphere over a resort-scaled facilities list, this is a genuine differentiator.
Roxy-Pacific track record in boutique east-side projects. Roxy-Pacific has a long history of delivering quality boutique condominiums in the East, with projects such as Trilive (Kovan) and the Navian (Geylang) demonstrating consistent build standards and on-time delivery. The consortium structure spreads risk across multiple experienced developers, reducing single-developer execution risk relative to a solo-developer project of comparable size.
Strong launch validation. A 63% take-up on launch day at S$2,490 psf, in a rising-interest-rate environment, signals genuine end-user and investor conviction. Over 100 of the 113 units have since been sold, confirming that the pricing resonated with the market and limiting the risk of a price correction that sometimes accompanies slow-selling projects. Use our Affordability Calculator and Mortgage Calculator to model your entry at current price points.
OCR pricing at a premium to nearby leasehold alternatives. At S$2,490 psf average, Bagnall Haus prices into the upper band of OCR condominiums in District 16. Comparable leasehold developments in Bedok and Tampines have transacted at meaningfully lower per-square-foot figures, meaning buyers are explicitly paying a freehold premium and an MRT proximity premium simultaneously. If either narrative stalls — delayed MRT opening or a broader market correction — early-entry holders could face a period of muted capital appreciation before the thesis re-rates. Buyers should model downside scenarios using the ROI Calculator before committing.
Sub-1:1 carpark ratio and surface parking. The site’s geometry precludes a basement carpark, resulting in surface parking at a ratio below one space per unit. In a car-oriented suburb where residents routinely own one or two vehicles, this is a material day-to-day inconvenience and a resale perception risk. Prospective buyers who own multiple cars should verify current allocation policies with the developer before purchasing.
Boutique facility limitations. With 113 units, Bagnall Haus can support a 25m lap pool, gym, and children’s playground — but not the tennis courts, function rooms, BBQ pavilions, or multiple pool zones that larger condominiums offer. Buyers transitioning from facilities-rich developments may find the amenity list modest. Maintenance fees, conversely, will be distributed across a smaller base, potentially resulting in higher per-unit contributions than in larger developments with broader cost-sharing.
Limited unit heterogeneity and small absolute supply. A 113-unit development has a thin secondary market. In a downturn, fewer motivated sellers competing with one another can paradoxically mean that the one or two distressed sellers in the development set the entire price tone for the project. Buyers seeking liquidity on a short horizon should factor this into their exit planning.
Bayshore precinct timing uncertainty. URA masterplans are long-horizon commitments, not guaranteed near-term catalysts. The Bayshore precinct and Long Island developments remain subject to planning, funding, and construction timelines that could stretch well beyond initial estimates. Buyers pricing in a near-term Bayshore uplift may be disappointed; buyers with a 10-to-15-year horizon are better positioned to capture the full benefit.
Interest rate and TDSR exposure. With prices starting around S$1.33 million for the smallest units, buyers are carrying significant mortgage exposure. Run your numbers through the TDSR Calculator and Total Cost of Ownership Calculator to ensure comfortable debt-servicing across a full rate cycle, including the possibility of rates remaining elevated for longer than the current consensus expects.
- ✅ East-side upgrader seeking freehold permanence: Owner-occupiers already living in D16 or D15 who want to upgrade from ageing leasehold stock without leaving their community will find Bagnall Haus a natural step up. Freehold title, boutique scale, and proximity to East Coast Park suit a buyer who values permanence over facilities breadth. The Sungei Bedok MRT interchange — walkable and sheltered — removes the last commuting objection for those who currently rely on feeder buses.
- ✅ Long-horizon freehold investor: Investors with a 10-to-15-year time horizon stand to benefit from the compounding of three tailwinds: freehold premium expansion as the project ages and leasehold alternatives depreciate, Bayshore precinct infrastructure delivery, and the secondary effect of Sungei Bedok MRT becoming an established interchange. Gross rental yields in District 16 have been supported by strong expat and professional demand near Changi Business Park. Use the Cash Flow Calculator to stress-test rental scenarios.
- ✅ Multi-generational family buying for legacy: Freehold tenure eliminates the lease-decay anxiety that accompanies 99-year holdings as they approach the 40-to-60 year mark. Families intending to pass the asset to children or grandchildren are buying perpetual title, not a depreciating lease. The low-density environment and proximity to established schools (Temasek Primary, Anglican High, Temasek Junior College) in the broader District 16 further reinforce long-run owner-occupier demand.
- ✅ CBD professional wanting east-side calm: The Sungei Bedok-to-CBD commute on the TEL clocks in at roughly 20 minutes to Marina Bay, making a quiet East Coast lifestyle genuinely compatible with a CBD work pattern for the first time without a car. Professionals priced out of freehold D15 boutique projects will find Bagnall Haus a credible alternative at a still-elevated but lower absolute quantum.
- ❌ Speculative short-term flipper: With 63% of units already sold at launch and the remaining units priced at the upper bound of OCR comparables, material upside from a quick flip is constrained. Seller’s Stamp Duty (payable on disposals within three years of purchase) further compresses net returns on short holds. The thin secondary market of a 113-unit project amplifies price risk in the event of an adverse macro turn. Run your stamp-duty exposure through the Stamp Duty Calculator before committing to a flip strategy.
- ⚠️ Facilities-focused family upgrader: Buyers who prioritise a full resort amenity suite — multiple pools, tennis courts, function rooms, BBQ pavilions — will find Bagnall Haus’s boutique facility list inadequate by comparison. For this profile, a larger integrated development in nearby Tampines or Bedok Reservoir would be a better fit, at a lower PSF, with more comprehensive facilities.
Bagnall Haus earns its reputation as a landmark launch on the strength of a genuinely rare convergence: freehold tenure, a 15-year supply gap in its micro-market, a sheltered MRT interchange arriving before TOP, and front-row positioning for the Bayshore precinct transformation. These are not synthetic marketing narratives — each is grounded in verifiable urban planning decisions and transaction history. The 63% opening-day sell-through at S$2,490 psf reflects institutional and retail buyers independently reaching the same conclusion about the project’s intrinsic scarcity value.
The risks are real but manageable for the right buyer profile. OCR pricing at a premium, limited facilities, surface parking, and a thin secondary market all argue against Bagnall Haus for buyers with short horizons or heavy leverage. For owner-occupiers and long-horizon investors who can comfortably service the mortgage across a full rate cycle, however, the freehold title and TEL connectivity represent durable advantages that will compound in value as the Bayshore precinct builds out over the next decade. Compare Bagnall Haus against District 16 peers on the Property Comparison tool, and explore the broader D16 investment context on the District 16 analytics page.
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: 104 transactions 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 BAGNALL HAUS
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 BAGNALL HAUS against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (830m away), an upgrader gap of about $1,600,000