The Clearwater is a 420-unit 99-year leasehold development that completed in 2002 along Bedok Reservoir Road, in the heart of District 16’s Bedok/Upper East Coast belt. Developed by Pidemco Land — one of the entities later consolidated into CapitaLand — the project draws its name and primary amenity orientation from the reservoir itself. With the lease commencing in 1997, roughly 70 years remain as of 2026, which places this asset squarely in the lease-decay watch zone: still comfortably within bank-financing and CPF usage thresholds today, but close enough to the 60-year cliff that hold-period planning is no longer optional. This is OCR family-condo stock at a price point that has historically traded well below Marine Parade or Katong comparables, and the value proposition is real — provided the lease arithmetic is faced honestly.
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 covers Bedok, Upper East Coast, Eastwood and Siglap, and has long been one of Singapore’s most stable OCR family catchments. The URA Master Plan has positioned the Bedok Reservoir precinct as a recreational anchor for the eastern half of the island, and The Clearwater sits directly opposite Bedok Reservoir Park — an 88-hectare green lung with running loops, dragon-boat clubs and reservoir-edge promenades that materially shape the project’s lifestyle appeal. Connectivity is the second pillar: Bedok Reservoir MRT on the Downtown Line is within walking distance, and Tanah Merah MRT — an East-West Line station now slated to become a Thomson-East Coast Line interchange — is a short drive or feeder-bus ride south. Families benchmarking against pricier east-coast pockets in District 15 or weighing OCR alternatives in District 17 should pull comparable PSF using our price heatmap; Bedok Reservoir stock typically quotes 15–25% below Marine Parade equivalents at similar build vintage.
We track 70 sales and 224 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CLEARWATER dashboard.
- Average sale price: $1,572,448 across 70 transactions
- Estimated gross rental yield: 3.0%
- District 16 PSF ranking: Mid-range (top 68%)
- 99 yrs lease commencing from 1997 · OCR · D16 · 420 units
About THE CLEARWATER
THE CLEARWATER is a 99 yrs lease commencing from 1997 condominium, located at BEDOK RESERVOIR VIEW in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by PIDEMCO LAND (CLEARWATER CONDOMINIUM PTE LTD), comprising 420 residential units, completed in 2002.
With approximately 70 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 THE CLEARWATER:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,208 psf | $810,267 |
| 2 BR | 5 | $1,198 psf | $1,025,200 |
| 3 BR | 26 | $1,213 psf | $1,420,115 |
| 4 BR | 30 | $1,213 psf | $1,687,386 |
| 5+ BR | 6 | $1,144 psf | $2,495,000 |
Sales Market Overview
THE CLEARWATER has recorded 70 sale transactions with an average transaction price of $1,572,448, ranging from $808,000 to $2,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,054 psf | $1,271,545 | — |
| 2022 | 14 | $1,155 psf | $1,479,000 | ↑ 9.6% |
| 2023 | 19 | $1,212 psf | $1,498,773 | ↑ 4.9% |
| 2024 | 14 | $1,244 psf | $1,786,278 | ↑ 2.6% |
| 2025 | 10 | $1,339 psf | $1,825,380 | ↑ 7.7% |
| 2026 | 2 | $1,409 psf | $1,820,000 | ↑ 5.2% |
THE CLEARWATER ranks in the top 68% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, THE CLEARWATER trades 22.2% below the segment benchmark.
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Rental Market Overview
THE CLEARWATER has recorded 224 rental transactions with monthly rents averaging $3,977/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 36 | $2,846/mo | $1,900/mo | $7,800/mo |
| 2 BR | 38 | $3,385/mo | $2,200/mo | $4,500/mo |
| 3 BR | 150 | $4,398/mo | $2,700/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $3,024/mo |
| 2022 | 53 | $3,599/mo |
| 2023 | 36 | $4,639/mo |
| 2024 | 40 | $4,411/mo |
| 2025 | 40 | $4,519/mo |
| 2026 | 6 | $4,600/mo |
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Investment Analysis
Based on average rents and sale prices, THE CLEARWATER delivers an estimated gross rental yield of 3.0%. 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 THE CLEARWATER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CLEARWATER
- Bedok Reservoir MRT
- Tampines West MRT
- Casuarina Primary School
- Temasek Polytechnic
- Institute of Technical Education (College East)
Nearby MRT Stations
THE CLEARWATER is 240m from Bedok Reservoir MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok Reservoir | DT30 | Downtown Line | 240m |
| Tampines West | DT31 | Downtown Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of THE CLEARWATER, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | Primary | 960m |
| Temasek Polytechnic | Tertiary | 990m |
| Institute of Technical Education (College East) | Tertiary | 1.0 km |
| Tampines Meridian Junior College | Jc | 1.1 km |
| Bedok North Secondary School | Secondary | 1.4 km |
| Temasek Primary School | Primary | 1.6 km |
| Temasek Junior College | Jc | 1.7 km |
| Opera Estate Primary School | Primary | 1.7 km |
| Tampines Primary School | Primary | 1.9 km |
| Tampines Secondary School | Secondary | 1.9 km |
| Bedok Green Primary School | Primary | 1.9 km |
| Fengshan Primary School | Primary | 2.0 km |
- Reservoir-fronting amenity. Bedok Reservoir Park is the headline feature — runners, kayakers and families with strollers get an 88-hectare backyard that no equivalent OCR condo can synthesise from scratch. North-facing stacks enjoy genuine water views.
- Dual-line MRT access. Bedok Reservoir MRT (Downtown Line) is walkable, putting Bugis, Promenade and Marina Bay within a single seat. Tanah Merah’s upcoming EWL+TEL interchange adds airport, Marine Parade and Orchard connectivity. Compare commute scoring against D15 alternatives using our comparison tool.
- Family-buyer fit at scale. 420 units sits in the sweet spot — large enough to support full facility programming (pools, tennis, BBQ pits) and spread MCST fixed costs, small enough to avoid mega-project anonymity.
- Established schooling catchment. Red Swastika School, Bedok Green Primary and Temasek Primary fall within practical commute radius, and Temasek Junior College anchors the upper-secondary pipeline.
- Mature CapitaLand pedigree. Pidemco Land’s build quality stood up well into the 2020s; major-works levies have been manageable relative to comparable early-2000s OCR vintage stock.
- Genuine OCR pricing discount. The cluster trades at meaningful spreads below Marine Parade and Siglap leasehold comparables — cross-check using the heatmap and the ROI calculator.
- Lease decay is the dominant variable. With roughly 70 years left as of 2026, The Clearwater is approaching the band where bank financing tightens (typically below 60 years remaining) and CPF usage rules begin to constrain buyer pools. Every year of holding shortens that runway — model the trajectory with our lease decay calculator before committing.
- En bloc economics are not obvious. 420 units on a moderate-density site with 70 years remaining is a harder sale to developers than 99-fresh greenfield plots. Buyers should not underwrite collective-sale upside as their primary exit thesis.
- Vintage 2002 specification. Fittings, ceiling heights and unit layouts reflect early-2000s norms rather than current preferences for open kitchens and study nooks. Renovation budgets should be priced in — use our total cost calculator.
- OCR yield compression. Bedok Reservoir rental demand is steady but not premium — tenant profile skews family-occupier rather than expat-corporate, so gross yields tend to track the OCR average rather than CCR or RCR benchmarks. Cross-check with the ROI tool.
- Tanah Merah interchange timing risk. The TEL interchange uplift is largely priced in; execution slippage or scope changes could blunt the catalyst.
The Clearwater is, first and foremost, a family-buyer asset. The natural fit is an owner-occupier household — dual-income professionals with school-age children, or HDB upgraders from Bedok, Tampines or Eunos — who values reservoir-front living, dual-MRT access and a mature east-coast lifestyle more than they value capital appreciation in the next cycle. Multi-generational households often find the unit mix and facility scale workable. Investors can make it work if the horizon is medium-term (8–12 years) and the exit is firmly planned before the lease drops below 60 years — beyond that window, the buyer pool narrows materially and resale liquidity deteriorates. The poor fit is anyone treating this as a long-hold legacy asset or a short-term flip: lease decay mathematics rule out the first, and OCR transaction velocity rules out the second. Pre-qualify mortgage capacity using our affordability calculator and the TDSR check, and price ABSD via the stamp duty calculator before viewing.
The Clearwater is a credible, unpretentious east-coast family condo that delivers a specific lifestyle — reservoir-park living, decent MRT access, established school catchment — at a price point genuinely below the Marine Parade and Katong cluster. The honest caveat is the 70-year remaining lease: still bankable today, but the runway is no longer generous, and the next decade will see the asset cross financing-friction thresholds that will shape resale demand. For a family planning to occupy for 10–15 years and exit while bank financing remains unconstrained, the value proposition holds up. For anyone underwriting collective-sale upside or multi-generational legacy holding, the arithmetic simply does not support the thesis. Pair this read with a unit-stack inspection (reservoir-facing stacks command a real premium for good reason), an MCST sinking-fund review, and a full total cost walkthrough before making an offer.
FAQ
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Is THE CLEARWATER freehold or leasehold?
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How does The Clearwater compare to Marine Parade alternatives?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 70 transactions analysed
- Rental data: 224 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 THE CLEARWATER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.