BAYWATER is a 74-year balance leasehold development along BEDOK RESERVOIR ROAD in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 232 units and is TOP 2006.
This profile draws on 44 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 20 years from TOP, BAYWATER is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 16 (Bedok / Upper East Coast), the immediate context for BAYWATER is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 44 sales and 126 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BAYWATER dashboard.
- Average sale price: $1,604,190 across 44 transactions
- Estimated gross rental yield: 3.2%
- District 16 PSF ranking: Mid-range (top 70%)
- 99 yrs lease commencing from 2001 · OCR · D16 · 232 units
About BAYWATER
BAYWATER is a 99 yrs lease commencing from 2001 condominium, located at BEDOK RESERVOIR ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by BEDOK PROPERTIES PTE LTD, comprising 232 residential units, completed in 2006.
With approximately 74 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 BAYWATER:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 31 | $1,216 psf | $1,455,887 |
| 4 BR | 10 | $1,183 psf | $1,802,689 |
| 5+ BR | 3 | $1,038 psf | $2,475,000 |
Sales Market Overview
BAYWATER has recorded 44 sale transactions with an average transaction price of $1,604,190, ranging from $980,000 to $2,775,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,051 psf | $1,433,009 | — |
| 2022 | 8 | $1,106 psf | $1,284,600 | ↑ 5.2% |
| 2023 | 14 | $1,216 psf | $1,728,750 | ↑ 10.0% |
| 2024 | 5 | $1,367 psf | $1,695,200 | ↑ 12.4% |
| 2025 | 6 | $1,349 psf | $1,924,831 | ↓ 1.4% |
| 2026 | 1 | $1,344 psf | $1,750,000 | ↓ 0.4% |
BAYWATER ranks in the top 70% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BAYWATER trades 22.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
BAYWATER has recorded 126 rental transactions with monthly rents averaging $4,235/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 50 | $3,610/mo | $2,600/mo | $5,000/mo |
| 3 BR | 64 | $4,491/mo | $2,600/mo | $6,000/mo |
| 4 BR | 12 | $5,479/mo | $3,600/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 26 | $3,254/mo |
| 2022 | 29 | $3,845/mo |
| 2023 | 25 | $4,968/mo |
| 2024 | 25 | $4,638/mo |
| 2025 | 20 | $4,665/mo |
| 2026 | 1 | $4,100/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, BAYWATER delivers an estimated gross rental yield of 3.2%. 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 | — | $2,550 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 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows BAYWATER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BAYWATER
- Bedok Reservoir MRT
- Tampines West MRT
- Bedok MRT
- Temasek Polytechnic
- Institute of Technical Education (College East)
- Casuarina Primary School
Nearby MRT Stations
BAYWATER is 30m from Bedok Reservoir MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok Reservoir | DT30 | Downtown Line | 30m |
| Tampines West | DT31 | Downtown Line | 1.2 km |
| Bedok | EW5 | East-West Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of BAYWATER, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Temasek Polytechnic | Tertiary | 920m |
| Institute of Technical Education (College East) | Tertiary | 970m |
| Casuarina Primary School | Primary | 1.2 km |
| Tampines Meridian Junior College | Jc | 1.2 km |
| Temasek Primary School | Primary | 1.5 km |
| Bedok North Secondary School | Secondary | 1.6 km |
| Temasek Junior College | Jc | 1.7 km |
| Opera Estate Primary School | Primary | 1.8 km |
| Tampines Primary School | Primary | 1.9 km |
| St. Hilda's Primary School | Primary | 1.9 km |
| Tampines Secondary School | Secondary | 1.9 km |
Adequate lease horizon. Around 74 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Bedok Reservoir sits about 0.03km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 232 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Temasek Polytechnic sits about 0.92km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 74 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BAYWATER benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 44 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BAYWATER?
What is the rental yield for BAYWATER?
Is BAYWATER freehold or leasehold?
How far is the nearest MRT from BAYWATER?
What is the tenure of BAYWATER?
How does BAYWATER compare to other projects in the district?
What stamp duty applies for a foreign buyer of BAYWATER?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 44 transactions analysed
- Rental data: 126 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 BAYWATER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.