Aquarius By The Park

Overview & Key Facts

Aquarius By The Park is a 720-unit condominium sitting along Bedok Reservoir View in District 16 — one of the few private developments in Singapore that can genuinely claim a reservoir at its doorstep. Developed by First Bedok Land Pte Ltd (part of the First Capital Corporation group) and completed in 2002, the development draws its name and identity from the water that defines its setting: Bedok Reservoir and the 88-hectare Bedok Reservoir Park.

The project occupies a generous land parcel that allows for low-density living relative to its 720-unit count. Units are spread across multiple blocks, with the most coveted stacks facing the reservoir directly — offering unobstructed water views that are protected by the park’s conservation status. For residents in these stacks, the daily experience is closer to waterfront living than typical suburban condo life.

As a 2002-era development, Aquarius By The Park represents a generation of condos built when floor plans were more generous and land plots less constrained. The trade-off is age: facilities and common areas reflect their two-decade vintage, and the 99-year lease that commenced in 1996 now has approximately 69 years remaining — a figure that demands careful attention from any prospective buyer.

Location & Connectivity

The defining feature of Aquarius By The Park’s location is Bedok Reservoir Park — an 88-hectare green lung that wraps around the reservoir and offers a 4.3 km jogging and cycling track, kayaking and dragon-boating facilities, fishing spots, and dense mature greenery. For residents who value outdoor lifestyle, this is not a marketing line — it is a genuine daily-use asset accessible within minutes on foot.

Connectivity improved dramatically with the opening of the Downtown Line. Bedok Reservoir MRT (DTL) is just 380 metres away, providing direct access to the CBD (Bayfront, Downtown, Telok Ayer) without transfers. Tampines West MRT on the same line is under 1 km. Before the DTL, this location was largely bus-dependent — the MRT transformed the connectivity profile entirely.

For drivers, the PIE and ECP are accessible within minutes, connecting to Changi Airport (under 15 minutes), the CBD (around 20 minutes off-peak), and the eastern corridor. Bedok Mall and Bedok Town Centre are a short drive away, offering a FairPrice Xtra, banks, clinics, and a hawker centre. Tampines Mall, Tampines 1, and Century Square form a larger retail cluster two MRT stops east.

The immediate neighbourhood is quiet and residential, flanked by the reservoir on one side and low-rise HDB blocks on the other. Casuarina Primary School is within 1 km, while Tampines Meridian Junior College and Temasek Polytechnic are both under 1 km — making the location particularly convenient for families with older students. The area lacks the buzz of Tampines or Bedok Central, which suits residents seeking tranquillity but may feel isolated for those who prefer walkable retail and dining.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Aquarius By The Park’s facilities reflect the early-2000s era of condo development — functional and reasonably comprehensive, but without the resort-style polish of newer projects. The development includes a swimming pool, children’s pool, tennis court, gymnasium, function room, BBQ pits, a playground, and landscaped gardens. For a 720-unit development, the provision is adequate but not exceptional.

The real “facility” here is external: Bedok Reservoir Park effectively serves as an extended backyard. The park’s 4.3 km track is a favourite among joggers and cyclists across the eastern region, and the reservoir supports kayaking, dragon-boating, and fishing — none of which require a condo booking system or monthly ballot. For active residents, this access is worth more than most indoor gyms.

That said, the internal facilities show their age. Pool areas, common corridors, and the gymnasium would benefit from refurbishment. Prospective buyers should enquire about the MCST’s sinking fund health and any upcoming upgrading plans. At 24 years old, major cyclical maintenance (lift replacement, façade repainting, waterproofing) is either due or recently completed — both scenarios have cost implications.

Unit Sizes & Layout

As a 2002-completion project, Aquarius By The Park offers unit sizes that are noticeably more generous than contemporary new launches. Two-bedroom and three-bedroom layouts benefit from the era’s less aggressive space optimisation, with proper dining areas, utility rooms, and balconies that function as actual outdoor space rather than token gestures.

The most sought-after units are the reservoir-facing stacks, which enjoy unobstructed water and park views. These stacks command a premium over inward-facing or road-facing units, and rightly so — the reservoir view is protected by the park’s conservation status, meaning no future development can block the sightline. For buyers prioritising view permanence, this is a meaningful advantage over many newer condos where future construction risk is real.

Interior finishings are original-era and most resale units will have undergone varying degrees of owner renovation. Buyers should budget for renovation — particularly for bathrooms, kitchen fittings, and flooring — as the original fixtures are now over two decades old. The upside is that the larger floor plates give renovation contractors more room to work with compared to the tight layouts of newer builds.

Pricing & Market Position

Across 143 recorded transactions (all-time), sale prices range from $825,000 to $2,380,000, averaging $1,356,153.

Over the last 12 months, transactions averaged $1,326 psf.

Rents range from $2,050 to $7,000 per month across 417 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at AQUARIUS BY THE PARK typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 41.6% (from $941 to $1,332 psf).

Neighbourhood Comparison

The competitive landscape along the DTL corridor in District 16 has intensified with several newer launches. Sceneca Residence (268 units, 99-year from 2021) sits at $2,084 psf — a 58% premium over Aquarius By The Park — offering a fresh lease and newer finishings but significantly smaller units and no reservoir frontage. The Glades (726 units, 99-year from 2013) at $1,610 psf offers a more modern product with a decade more on the lease, positioned near Tanah Merah MRT rather than the reservoir.

ECO (714 units, 99-year from 2012) at $1,442 psf and Urban Vista (582 units, 99-year from 2012) at $1,492 psf are perhaps the closest comparisons — both are mid-cycle 99-year developments along the same corridor with roughly 85 years on the lease. They trade the reservoir setting for newer facilities and stronger remaining tenure.

The Bayshore (1,038 units, 99-year) at $1,227 psf is priced below Aquarius but is an older development closer to the coast. For buyers whose priority is the nature-adjacent lifestyle, Aquarius By The Park remains distinctive — no other private condo in District 16 offers direct reservoir-park frontage. For buyers prioritising lease runway and financing flexibility, the 2012–2013 vintage developments (ECO, Urban Vista, The Glades) offer a more balanced proposition at a moderate premium.

Lease Decay Analysis

The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates AQUARIUS BY THE PARK across multiple dimensions.

What Residents Say

“The reservoir view is honestly why we bought here. Every morning I run along the park before work and it never gets old. The MRT being so close now makes it easy to get to the office downtown.”

— Resident, owner-occupier since 2018

“Facilities are showing their age, no question. The pool area could use a refresh and the gym equipment is dated. But for the price we paid, the unit size is incredible compared to what’s on the market now.”

— Resident review via PropertyGuru

“Good for families who like outdoor activities. The park is right there for cycling and the kids love the playground area by the reservoir. Main concern is the lease — we plan to stay long term but worry about resale value later.”

— Resident review via EdgeProp

Resident sentiment converges on a consistent theme: the reservoir-park lifestyle is the primary draw and delivers genuine daily value, while the aging facilities and lease concerns are the primary drawbacks. Tenants tend to value the DTL MRT proximity and waterfront setting, contributing to healthy rental demand. Long-term owners express satisfaction with the living experience but acknowledge the lease as a growing concern for eventual exit planning.

Strengths & Weaknesses

Verdict

Aquarius By The Park is a development defined by a single, powerful asset: its reservoir-park setting. For buyers who prioritise green space, outdoor lifestyle, and a sense of escape from Singapore’s urban density, this location delivers in a way that very few private condominiums can match. The addition of Bedok Reservoir MRT on the Downtown Line transformed the connectivity story, putting the CBD within direct reach without transfers.

The price-per-square-foot — averaging around $1,318 psf over the past 12 months — is attractive relative to newer District 16 competitors like Sceneca Residence ($2,084 psf) or The Glades ($1,610 psf). But this discount exists for a reason: the lease. At 69 years remaining, Aquarius By The Park is approaching the financing inflection points that reshape buyer demand. In 9 years, the lease drops below 60 years, capping maximum loan tenure. In 29 years, CPF can no longer be used. These are not distant abstractions — they are concrete constraints that will progressively narrow the pool of eligible buyers at resale.

For own-stay buyers planning to hold for 10+ years and who value the reservoir lifestyle above capital appreciation, the value equation can still work — especially given the gross rental yield of 3.36% and strong rental demand driven by the DTL access and park setting. For investors or buyers with a shorter horizon, the lease arithmetic is less forgiving. The PSF trend from $1,068 to $1,345 shows healthy appreciation, but future gains will increasingly compete against the ticking lease clock.

The honest assessment: buy Aquarius By The Park for the lifestyle and the yield, not for the exit. If the reservoir view and park access are what make you want to come home every day, and you can hold through the financing window changes, it remains one of the most distinctive living environments in the east. If you are optimising for capital growth and resale optionality, the newer 99-year options along the DTL corridor deserve serious consideration despite their higher entry price.