Waterfront Isle stands as the crowning finale of the celebrated Waterfront Collection — a quartet of adjoining condominiums strung along Bedok Reservoir Road in District 16 that collectively redefined resort-style living in Singapore's Outside Central Region. Completed in 2015 and developed by FCL Peak Pte Ltd (a joint venture between Frasers Centrepoint and Far East Organization), Waterfront Isle delivers 561 units across five blocks, each oriented to capture generous sightlines over the serene waters of Bedok Reservoir. Perched on a 99-year leasehold tenure commencing 2009, the development sits at 730 Bedok Reservoir Road, within easy walking distance of the Downtown Line's Bedok Reservoir MRT (DT30). Since its launch, the project has recorded strong secondary-market activity, with recent (2024–2025) transactions averaging around S$ 1,617 psf and peaking at S$ 1,915 psf in October 2025 — a meaningful premium over its original launch pricing that signals durable demand for reservoir-facing product in the East. For buyers and investors evaluating East-side OCR condominiums, Waterfront Isle occupies a distinctive niche: genuine waterscape views, a DTL station on the doorstep, and an established Frasers-branded estate feel, all at a price point that remains accessible relative to CCR peers.
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 — is one of Singapore's most self-contained residential corridors. Bedok New Town provides the civic backbone: a mature HDB heartland with hawker centres, wet markets, and a well-worn neighbourhood fabric that private condominiums simply layer on top of. Waterfront Isle, however, benefits from a geographical sub-context that sets it apart from generic Bedok condos: direct adjacency to Bedok Reservoir Park, a 88-hectare freshwater reservoir ringed by a 4.3-kilometre jogging and cycling track that draws thousands of residents daily. The reservoir park is one of the most heavily used ActiveSG recreational corridors in the eastern region, offering kayaking, dragon-boating, and a lakeside promenade that effectively becomes a private linear park for Waterfront Isle owners.
The broader Waterfront Collection — comprising Waterfront Waves, Waterfront View, Waterfront Gold, and Waterfront Isle — was conceived as a phased estate development, with each successive launch building on the goodwill of its predecessors. By the time Waterfront Isle launched, the estate's brand equity was firmly established, and buyers paid a slight premium for what was marketed as the collection's final and most refined chapter. From a macro perspective, District 16 OCR has benefitted from the Downtown Line's full commissioning in 2017, which slashed travel times to the CBD to under 30 minutes from Bedok Reservoir station — a structural upgrade that re-rated the corridor relative to other eastern suburbs. According to URA property data, OCR non-landed private residential prices have appreciated approximately 35–40% in the decade from 2015 to 2025, broadly in line with the national trend, though with lower volatility than CCR assets. Waterfront Isle's per-square-foot trajectory mirrors this, having risen from launch-era pricing around S$ 900–1,000 psf to the current average of roughly S$ 1,617 psf — a compound annual appreciation of approximately 5–6% per annum before accounting for rental income.
We track 136 sales and 714 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERFRONT ISLE dashboard.
- Average sale price: $1,408,638 across 136 transactions
- Estimated gross rental yield: 3.3%
- District 16 PSF ranking: Above average (top 47%)
- 99 yrs lease commencing from 2009 · OCR · D16 · 922 units
About WATERFRONT ISLE
WATERFRONT ISLE 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 2015.
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 ISLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 34 | $1,406 psf | $858,678 |
| 2 BR | 46 | $1,433 psf | $1,309,454 |
| 3 BR | 44 | $1,443 psf | $1,671,744 |
| 4 BR | 9 | $1,398 psf | $1,933,667 |
| 5+ BR | 3 | $1,382 psf | $3,728,333 |
Sales Market Overview
WATERFRONT ISLE has recorded 136 sale transactions with an average transaction price of $1,408,638, ranging from $730,000 to $3,785,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 35 | $1,225 psf | $1,177,451 | — |
| 2022 | 29 | $1,304 psf | $1,340,061 | ↑ 6.5% |
| 2023 | 18 | $1,502 psf | $1,524,110 | ↑ 15.1% |
| 2024 | 24 | $1,572 psf | $1,460,657 | ↑ 4.7% |
| 2025 | 23 | $1,609 psf | $1,626,190 | ↑ 2.4% |
| 2026 | 7 | $1,639 psf | $1,658,571 | ↑ 1.9% |
WATERFRONT ISLE ranks in the top 47% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, WATERFRONT ISLE trades 8% below the segment benchmark.
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Rental Market Overview
WATERFRONT ISLE has recorded 714 rental transactions with monthly rents averaging $3,828/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 220 | $2,945/mo | $2,000/mo | $3,950/mo |
| 2 BR | 271 | $3,639/mo | $2,300/mo | $4,900/mo |
| 3 BR | 178 | $4,763/mo | $2,900/mo | $7,000/mo |
| 4 BR | 43 | $5,481/mo | $3,300/mo | $9,300/mo |
| 5+ BR | 2 | $7,650/mo | $7,500/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 144 | $2,884/mo |
| 2022 | 138 | $3,562/mo |
| 2023 | 142 | $4,275/mo |
| 2024 | 126 | $4,204/mo |
| 2025 | 136 | $4,179/mo |
| 2026 | 28 | $4,323/mo |
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Investment Analysis
Based on average rents and sale prices, WATERFRONT ISLE delivers an estimated gross rental yield of 3.3%. 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 ISLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERFRONT ISLE
- 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 ISLE is 550m from Bedok Reservoir MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok Reservoir | DT30 | Downtown Line | 550m |
| Bedok North | DT29 | Downtown Line | 1.2 km |
| Tampines West | DT31 | Downtown Line | 1.5 km |
Nearby Schools
There are 8 schools within 2 km of WATERFRONT ISLE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Temasek Polytechnic | Tertiary | 890m |
| Institute of Technical Education (College East) | Tertiary | 930m |
| Tampines Meridian Junior College | Jc | 1.5 km |
| Temasek Primary School | Primary | 1.7 km |
| Casuarina Primary School | Primary | 1.7 km |
| Temasek Junior College | Jc | 1.8 km |
| St. Hilda's Primary School | Primary | 1.8 km |
| Tampines Primary School | Primary | 1.9 km |
Waterfront Isle's most immediately compelling strength is its direct reservoir frontage. Unlike many condominiums that market “waterviews” from high floors only, Waterfront Isle's ground-level communal facilities — the 50-metre lap pool, the isle pool, the splash zone, and the party pavilions — sit at the reservoir's edge, delivering a resort ambience that is genuinely rare in Singapore's OCR. Residents describe walking out of their units and being on a running trail within minutes, a lifestyle proposition that commands a consistent rental premium over comparable non-waterfront Bedok condominiums.
The locational sweet spot between Bedok Reservoir MRT (DT30, approximately 500 metres) and Bedok North MRT (DT29) means residents enjoy two Downtown Line stations, giving them access to Buona Vista interchange, Botanic Gardens, and the Orchard fringe without a single transfer. The DTL was a material catalyst for the corridor, and Waterfront Isle owners are among its primary beneficiaries in the East.
The school catchment is notably strong for a family-oriented demographic. Yu Neng Primary School sits approximately 610 metres away, Damai Primary School at 770 metres, and Red Swastika School at 820 metres — all within the 1-kilometre priority registration radius that matters most for Singapore primary school balloting. Damai Secondary School is a mere 100 metres from the development's boundary, an unusually close secondary option. This concentration of popular schools within walking distance underpins steady rental demand from families, particularly expatriate and dual-income Singaporean households who prize both school proximity and green space.
The Frasers Centrepoint pedigree is a tangible asset. FCL's development quality — evident in finishes, landscape design, and facility specification — tends to hold residual value better than generic developers, and the brand association with the Waterfront Collection as a curated estate reinforces this. The 50-metre pool, the gymnasium, the tennis courts, the clubhouse with function rooms, and the children's play areas represent a comprehensive facilities package that remains competitive a decade on. Facility maintenance has generally been rated positively in resident reviews, reflecting sound MCST governance.
Finally, proximity to Bedok Mall and East Coast Park rounds out the lifestyle proposition. Bedok Mall (1.44 km) anchors a retail and F&B cluster that serves most daily needs, while East Coast Park — reachable in 10 minutes by bicycle — provides a second major recreational corridor for cycling, beach activities, and weekend leisure. Together, Bedok Reservoir and East Coast Park give Waterfront Isle residents access to two of Singapore's most beloved green-blue corridors within a compact geography.
Lease decay is the most significant structural risk for medium-to-long-term holders. With the 99-year tenure commencing 2009, the development will cross the 60-year remaining lease threshold in 2068 — approximately 42 years from today. While that timeline appears distant, CPF usage restrictions and bank financing tightening typically begin to bite meaningfully once remaining lease falls below 65–70 years, which occurs around 2063–2068. Buyers who purchase today with a long hold horizon (20+ years) or who plan to pass the unit to the next generation should factor these financing constraints into their exit strategy. The lease decay calculator can help model how CPF eligibility and loan-to-value limits shift over the remaining tenure.
OCR price ceiling is a related concern. At an average of S$ 1,617 psf, Waterfront Isle is no longer a “cheap” OCR buy — it has appreciated substantially from launch and is now priced as a premium reservoir-facing asset. Upside from current levels is more modest than a decade ago, and buyers should not expect the same rate of capital growth going forward. Correction risk exists if broader OCR sentiments soften, particularly if new OCR launches in adjacent districts provide fresher alternatives at competitive prices.
Rental yield compression at 3.5% gross is below the 4–4.5% that OCR condominiums delivered in earlier market cycles. Net-of-expenses yield (factoring property tax, maintenance fees, and vacancy) is likely 2.5–3.0%, which is adequate but not exceptional. Investors comparing Waterfront Isle against newer OCR launches or HDB-adjacent condominiums should run a full ROI calculation before committing.
Limited en-bloc potential is another factor to flag. The Waterfront Collection occupies a waterfront state land parcel that is both ecologically sensitive (adjacent to a PUB reservoir) and already well-utilised at a healthy plot ratio. A collective sale redevelopment is possible in theory but would face significant regulatory and PUB consultation hurdles, reducing the probability of the en-bloc windfall that sometimes inflates OCR leasehold values.
[
{
"persona": "Young professional couple (first private home)",
"fit_color": "green",
"reason": "The combination of a DTL station under 10 minutes' walk, sub-S$1.8M entry for a 2-bedroom, and genuine reservoir views makes Waterfront Isle a compelling lifestyle upgrade from HDB. The <a href=\"/calculator/affordability\">affordability calculator</a> and <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> are good starting points to map out total acquisition cost."
},
{
"persona": "Family with school-going children",
"fit_color": "green",
"reason": "Three primary schools within the 1-km priority radius and Damai Secondary literally next door make this one of D16's most school-friendly addresses. Large 3- and 4-bedroom layouts provide the space families need, and Bedok Reservoir Park is a safe, car-free outdoor play area for children."
},
{
"persona": "Buy-to-let investor (single property)",
"fit_color": "yellow",
"reason": "Gross yield of ~3.5% is serviceable but tight after ABSD, mortgage costs, and maintenance. Demand from families and young professionals is consistent, limiting vacancy risk. Use the <a href=\"/calculator/cash-flow\">cash flow calculator</a> to stress-test at varying vacancy rates before committing."
},
{
"persona": "Upgrader from HDB (second property, decoupling route)",
"fit_color": "green",
"reason": "D16 is a natural upgrade destination for Bedok and Tampines HDB owners who want to stay in the East. Waterfront Isle's established estate feel and strong rental track record reduce the risk of decoupling strategies. Run the <a href=\"/calculator/decoupling\">decoupling calculator</a> to assess stamp duty exposure before structuring the purchase."
},
{
"persona": "Retiree or empty-nester downsizer",
"fit_color": "yellow",
"reason": "The reservoir park, flat walking terrain, and proximity to Bedok's mature amenity network suit an active retirement lifestyle. However, lease decay over a 25-year hold horizon is a genuine planning consideration — a freehold or longer-tenure alternative might better protect estate value for beneficiaries."
}
]
Waterfront Isle earns its place as one of District 16's most liveable condominiums through a trifecta that is genuinely hard to replicate at its price point: panoramic Bedok Reservoir frontage, a Downtown Line station within comfortable walking distance, and an estate-quality Frasers Centrepoint development that has aged gracefully into its second decade. For owner-occupiers — particularly families and lifestyle-oriented professionals who prize green-blue corridors over shopping-mall proximity — the case is strong. The facilities remain competitive, the school catchment is excellent, and the neighbourhood's maturity means residents inherit a full complement of hawker centres, supermarkets, and community infrastructure from day one.
Investors should approach with calibrated expectations. At ~S$1,617 psf average, the easy capital-growth phase has passed; Waterfront Isle is now a yield-and-hold story rather than a speculative flip. A 3.5% gross yield with low vacancy risk is a reasonable trade for the quality and location on offer, but it demands disciplined financing — use the TDSR calculator and mortgage calculator to confirm serviceability before committing. The lease tenure, now at approximately 83 years remaining, does not yet constrain financing but will require attention within 15–20 years for buyers who intend long holds. On balance, Waterfront Isle is a solid, low-drama hold for those who value lifestyle quality and East-corridor connectivity over short-term capital fireworks.
FAQ
What is the average price for WATERFRONT ISLE?
What is the rental yield for WATERFRONT ISLE?
Is WATERFRONT ISLE freehold or leasehold?
How far is Waterfront Isle from Bedok Reservoir MRT?
Waterfront Isle is approximately 500 metres from Bedok Reservoir MRT (DT30) on the Downtown Line. At a relaxed walking pace that translates to around 6–8 minutes, making it practical for daily commuters. The Downtown Line connects directly to Buona Vista, Botanic Gardens, and Stevens interchange without requiring a transfer, bringing the Orchard and CBD fringe to under 30 minutes by train.
Which primary schools are within 1 km of Waterfront Isle?
Three primary schools fall within the 1-kilometre priority registration radius: Yu Neng Primary School (approx. 610 m), Damai Primary School (approx. 770 m), and Red Swastika School (approx. 820 m). Fengshan Primary School at approximately 960 metres is close to the boundary. This is an unusually strong primary school cluster for an OCR address and is a key reason family rental demand at Waterfront Isle remains consistent.
Is Waterfront Isle suitable for a comparison with other D16 condominiums?
Yes — Waterfront Isle is often compared against its three Waterfront Collection siblings (Waterfront Waves, Waterfront View, Waterfront Gold) as well as other D16 condominiums such as The Glades, Eastwood Regency, and Tropika. The primary differentiators are direct reservoir frontage, the five-block scale that supports a comprehensive facilities package, and the Frasers Centrepoint development pedigree. You can run a direct side-by-side comparison using the property compare tool.
What recreational amenities are available near Waterfront Isle?
Waterfront Isle's most distinctive external amenity is Bedok Reservoir Park, effectively on the development's doorstep: a 4.3-kilometre waterfront loop popular for running, cycling, dragon-boating, and kayaking. East Coast Park is reachable in approximately 10 minutes by bicycle, extending the recreational corridor to beaches and cycling paths along the coast. Within the estate itself, facilities include a 50-metre lap pool, children's pool, gymnasium, tennis courts, function pavilions, and a jogging track — a comprehensive package that competes favourably with newer OCR launches.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 136 transactions analysed
- Rental data: 714 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 ISLE
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