Waterfront Gold is a 922-unit, 99-year leasehold condominium developed by Frasers Centrepoint (via FCL Peak Pte Ltd) along Bedok Reservoir Road in District 16. Launched in 2009 and completed in 2014, the project occupies roughly 156,000 sq ft of land and is arranged across five 15-storey residential blocks facing the 88-hectare Bedok Reservoir — one of Singapore’s largest inland bodies of water. The development is the third instalment in Frasers’ signature “Waterfront” series, following Waterfront Waves and Waterfront Key, and it cements the brand’s identity as the dominant developer along the reservoir corridor. With 91 recorded URA caveats and a median resale price of roughly S$1,626 psf over the past 12 months, Waterfront Gold has quietly appreciated into one of the more consistently transacted projects in the eastern Outside Central Region (OCR). This editorial reviews the development’s locational merits, physical attributes, investment profile, and suitability for distinct buyer personas as of mid-2026.
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 the Bedok and Upper East Coast corridor, an established residential enclave that has long attracted families seeking good schools, mature amenities, and relative calm away from the Central Business District. The Bedok Reservoir precinct specifically benefits from the Downtown Line (DTL), which opened its eastern stations in 2017 — a transformative moment for the area. Bedok Reservoir MRT (DT30) sits within a short walk of Waterfront Gold, and Bedok North MRT (DT29) adds a second interchange option. Both stations connect riders to the city in roughly 30–35 minutes, placing the project within the daily commute range of Changi Business Park, Singapore Expo, Changi Airport, and the Paya Lebar business hub.
The OCR as a whole posted the largest price increase among the three market segments in 2025, rising approximately 5.6% year-on-year, and analysts project a further 3% uplift across private residential prices in 2026. Supply in established OCR precincts like Bedok is constrained because most new launches are pushed to greenfield townships further north and west; this scarcity dynamic underpins residual pricing support for projects like Waterfront Gold. Bedok’s retail and community infrastructure is dense: Bedok Mall, Bedok Point, Bedok Interchange Hawker Centre, Simpang Bedok, and the waterfront park connector all lie within two kilometres. The nearby Temasek Polytechnic and several well-regarded primary schools (Red Swastika, Anglican Primary) make the area a perennial draw for school-registration buyers.
We track 91 sales and 402 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERFRONT GOLD dashboard.
- Average sale price: $1,482,348 across 91 transactions
- Estimated gross rental yield: 3.1%
- District 16 PSF ranking: Above average (top 42%)
- 99 yrs lease commencing from 2009 · OCR · D16 · 922 units
About WATERFRONT GOLD
WATERFRONT GOLD is a 99 yrs lease commencing from 2009 condominium, located at BEDOK RESERVOIR ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by FCL PEAK PTE LTD, comprising 922 residential units, completed in 2014.
With approximately 82 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 WATERFRONT GOLD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 21 | $1,463 psf | $941,524 |
| 2 BR | 20 | $1,397 psf | $1,228,290 |
| 3 BR | 36 | $1,476 psf | $1,743,917 |
| 4 BR | 13 | $1,400 psf | $1,951,914 |
| 5+ BR | 1 | $1,246 psf | $2,400,000 |
Sales Market Overview
WATERFRONT GOLD has recorded 91 sale transactions with an average transaction price of $1,482,348, ranging from $760,000 to $2,468,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 23 | $1,242 psf | $1,240,696 | — |
| 2022 | 25 | $1,373 psf | $1,477,232 | ↑ 10.6% |
| 2023 | 11 | $1,501 psf | $1,627,545 | ↑ 9.3% |
| 2024 | 12 | $1,571 psf | $1,506,741 | ↑ 4.7% |
| 2025 | 14 | $1,639 psf | $1,694,429 | ↑ 4.3% |
| 2026 | 6 | $1,675 psf | $1,620,167 | ↑ 2.2% |
WATERFRONT GOLD ranks in the top 42% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, WATERFRONT GOLD trades 6.9% below the segment benchmark.
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Rental Market Overview
WATERFRONT GOLD has recorded 402 rental transactions with monthly rents averaging $3,802/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 132 | $2,909/mo | $1,900/mo | $4,250/mo |
| 2 BR | 108 | $3,518/mo | $2,500/mo | $4,800/mo |
| 3 BR | 135 | $4,579/mo | $2,500/mo | $6,500/mo |
| 4 BR | 27 | $5,417/mo | $4,000/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 78 | $2,853/mo |
| 2022 | 91 | $3,516/mo |
| 2023 | 63 | $4,401/mo |
| 2024 | 75 | $4,096/mo |
| 2025 | 74 | $4,216/mo |
| 2026 | 21 | $4,257/mo |
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Investment Analysis
Based on average rents and sale prices, WATERFRONT GOLD delivers an estimated gross rental yield of 3.1%. 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 WATERFRONT GOLD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERFRONT GOLD
- Bedok Reservoir MRT
- Bedok North MRT
- Tampines West MRT
- Temasek Polytechnic
- Institute of Technical Education (College East)
- Tampines Meridian Junior College
Nearby MRT Stations
WATERFRONT GOLD is 430m from Bedok Reservoir MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok Reservoir | DT30 | Downtown Line | 430m |
| Bedok North | DT29 | Downtown Line | 1.2 km |
| Tampines West | DT31 | Downtown Line | 1.4 km |
Nearby Schools
There are 9 schools within 2 km of WATERFRONT GOLD, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Temasek Polytechnic | Tertiary | 920m |
| Institute of Technical Education (College East) | Tertiary | 960m |
| Tampines Meridian Junior College | Jc | 1.5 km |
| Temasek Primary School | Primary | 1.6 km |
| Casuarina Primary School | Primary | 1.6 km |
| Temasek Junior College | Jc | 1.7 km |
| St. Hilda's Primary School | Primary | 1.9 km |
| Bedok North Secondary School | Secondary | 1.9 km |
| Tampines Primary School | Primary | 2.0 km |
The defining asset of Waterfront Gold is its unobstructed reservoir frontage. Three of the five blocks face directly onto Bedok Reservoir, and the development’s signature Sky Park — a landscaped observation deck that spans across the top of those three blocks at approximately 95 metres above ground — offers panoramic water and greenery views that are effectively impossible to build out. This is a permanent view premium in a city where such assurances are rare. The Sky Park is accessible via a dedicated “Bubble Sky Elevator” and features a tai-chi court, yoga deck, and viewing gallery, adding practical lifestyle value rather than being purely decorative.
The facilities deck itself is generous for a mid-sized OCR project: a 50-metre lap pool, lagoon pool with continental shelf and splash deck, hydrotherapy pool with spa beds, outdoor fitness decks, jogging track, and tennis courts are all present. The clubhouse includes a gym, function room, and sauna. This breadth of facilities supports both owner-occupier satisfaction and tenant retention, the latter being relevant to the project’s rental appeal among expatriates attached to Changi Business Park and the airport cluster.
Pricing has been resilient and trending upward without the volatility seen in CCR projects. Based on URA caveats, the average transacted PSF has climbed from roughly S$1,480 in early 2023 to approximately S$1,646 by early 2026 — an appreciation of around 11% over three years in a leasehold OCR product. The gross rental yield estimate of approximately 3.5% is in line with the broader OCR median, and the combination of yield plus capital appreciation has produced reasonable total-return performance. For investors using a cash flow calculator or a return-on-investment calculator, the numbers at current prices are meaningfully positive for leveraged purchases with a 25-year loan horizon, particularly given the east corridor’s tight rental vacancy.
The most structurally significant risk facing Waterfront Gold buyers is lease decay. The 99-year term commenced in 2009, meaning approximately 17 years of lease have elapsed as of 2026, leaving roughly 82 years remaining. While 82 years is comfortable for a buyer intending to hold for 10–15 years and sell, lease-decay effects begin to sharpen as tenure falls below 70 years — a threshold the project will approach around 2048. Buyers who intend to pass the unit to children or hold past 2060 should factor this trajectory into their long-term capital assumptions. Use the lease-decay calculator to model remaining value under different holding horizons.
A second risk is unit count and supply concentration. At 922 units, Waterfront Gold is a large development. When multiple owners decide to exit simultaneously — as sometimes occurs after a decade of capital appreciation or when the next property cycle peaks — the internal competition for buyers can suppress per-unit pricing. This is compounded by the neighbouring Waterfront Key and Waterfront Waves projects, which are part of the same thematic series and attract similar buyer profiles, meaning direct competition from sister developments during a soft market is plausible.
The OCR segment, while outperforming in 2025, is sensitive to broader affordability and mortgage rate movements. At an average quantum of S$1.4–1.8 million depending on unit size, Waterfront Gold sits at the upper end of HDB upgrader budgets. Should interest rates remain elevated or TDSR thresholds tighten, the pool of qualified buyers narrows. Prospective purchasers should model their borrowing capacity using the TDSR calculator and stress-test at rates 1–2 percentage points above the current bank rate. Finally, the reservoir-facing blocks, while premium, sit adjacent to the water catchment area, which imposes some constraints on surrounding development but also means that prolonged dry-season low water levels could temporarily affect views and air quality.
[
{
"persona": "HDB Upgrader (family, 35–45)",
"fit_color": "green",
"reason": "Waterfront Gold’s price quantum, established family infrastructure (schools, hawker centres, MRT), and generous facilities make it a natural first private-property step for Bedok-area HDB upgraders who want reservoir views without venturing into the pricier CCR. Stamp duty on a S$1.5M unit is manageable for Singaporean citizens purchasing their first private home."
},
{
"persona": "East-corridor expatriate tenant",
"fit_color": "green",
"reason": "Changi Business Park, Changi Airport, and Singapore Expo employers routinely house staff in the east. The Sky Park, pool facilities, and reservoir setting command rental premiums among expatriates who prioritise lifestyle and do not need CBD proximity. Current gross yield near 3.5% is sufficient for a positively-geared hold with a meaningful down payment."
},
{
"persona": "Long-term buy-and-hold investor",
"fit_color": "green",
"reason": "With ~82 years of lease remaining, a 10–15 year holding period keeps the asset well above the 70-year threshold where financing and resale friction start to bite. Capital appreciation since 2023 (~11% in 3 years) in an OCR leasehold project is above average, and the reservoir-frontage scarcity provides a structural floor against competing new supply."
},
{
"persona": "Short-hold speculator (under 5 years)",
"fit_color": "yellow",
"reason": "Buyer’s Stamp Duty (BSD) plus Seller’s Stamp Duty (SSD) on a hold of under three years significantly erodes gains in a mid-range OCR project. The project’s capital appreciation, while steady, is not the explosive type associated with new-launch CCR plays. Use the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> and <a href=\"/calculator/total-cost\">total-cost calculator</a> to stress-test net returns before committing."
},
{
"persona": "Decoupling couple (second property)",
"fit_color": "green",
"reason": "Waterfront Gold’s wide quantum range (S$740K to S$1.83M) accommodates decoupling strategies where one spouse retains the HDB or first private property while the other purchases here as a ‘first-time’ buyer. The <a href=\"/calculator/decoupling\">decoupling calculator</a> can help model BSD savings relative to ABSD at various purchase prices."
},
{
"persona": "Retiree or empty-nester seeking lifestyle downsize",
"fit_color": "yellow",
"reason": "The reservoir walking trail, Sky Park, and lower-density east-coast environment suit retirees. However, the lack of a direct supermarket or hawker centre within the development means residents depend on nearby amenities accessible by car or short walk. Those with mobility limitations should confirm ground-level accessibility before committing."
}
]
Waterfront Gold earns a cautious endorsement for buyers who place genuine value on reservoir-frontage living and are comfortable with the OCR leasehold proposition. The development’s permanent water view, above-average facilities, and Frasers’ credible brand execution translate into a quality-of-life premium that has proven sticky in the resale market. The ~11% PSF appreciation recorded between early 2023 and early 2026 in a leasehold product during a period of elevated borrowing costs is a signal of genuine underlying demand rather than speculative froth.
The caveats are real but well-defined: buyers who stress-test their finances using the mortgage calculator and affordability calculator, model lease decay explicitly with the lease-decay tool, and target a holding horizon of 10–15 years will find the risk-reward profile reasonable at current market prices. Buyers who need to recycle capital in under three years or who plan to hold past 2060 should look elsewhere. For the right profile — east-corridor family, yield-seeking investor, or expatriate-tenancy operator — Waterfront Gold remains one of the more compelling mid-market reservoir-front options in Singapore’s secondary market.
FAQ
What is the average price for WATERFRONT GOLD?
What is the rental yield for WATERFRONT GOLD?
Is WATERFRONT GOLD freehold or leasehold?
How many years of lease are left on Waterfront Gold?
The 99-year lease commenced in 2009, leaving approximately 82 years remaining as of 2026. This is generally sufficient for a conventional 25–30 year holding period, but buyers planning to hold beyond 2055–2060 should model the lease-decay effect on capital value and future financing eligibility using the lease-decay calculator.
Which MRT stations serve Waterfront Gold?
The two closest stations on the Downtown Line (DTL) are Bedok Reservoir (DT30) and Bedok North (DT29), both reachable within a short walk or brief bus ride. The DTL provides direct connection to Bugis, Promenade, and Botanic Gardens without transfer, and the Expo interchange connects to the East-West Line for City Hall and Raffles Place access. Travel time to the CBD is approximately 30–35 minutes.
Is Waterfront Gold suitable for families with school-going children?
Yes. District 16 has a strong primary school ecosystem, with Red Swastika School, Anglican Primary, and St. Anthony’s Primary within the 1–2 km registration radius for several Waterfront Gold blocks. Temasek Secondary and various ITE and polytechnic options are also nearby. The development’s large pool, children’s play area, and direct access to the Bedok Reservoir Park connector make it well-suited to families with active children.
How does Waterfront Gold compare to neighbouring developments?
Waterfront Key (also by Frasers, ~1,152 units, completed 2012) and Waterfront Waves (~405 units, completed 2011) are the two closest comparables by brand and setting. Waterfront Gold generally trades at a modest premium to the earlier two projects given its newer completion, larger Sky Park feature, and slightly superior unit mix. Buyers comparing these three should also look at District 16 pricing trends for a broader market context and run a side-by-side cost comparison using the property comparison tool.
What are the main facilities at Waterfront Gold?
The development features a 50-metre lap pool, lagoon pool with continental shelf and splash deck, hydrotherapy pool with spa beds, children’s play area, outdoor fitness decks, jogging track, and tennis courts at ground level. The signature amenity is the 95-metre-high Sky Park spanning three reservoir-facing blocks, accessible via the Bubble Sky Elevator and featuring a viewing gallery, tai-chi court, and yoga deck. The clubhouse provides a gym, function room, and sauna.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 91 transactions analysed
- Rental data: 402 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 WATERFRONT GOLD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.