Bagnall Haus
Overview & Key Facts
Bagnall Haus is a boutique 113-unit freehold development along Upper East Coast Road in District 16, developed by RL Bagnall Pte Ltd. Completed in 2025, it represents one of the newest additions to the Bedok–East Coast residential corridor — a neighbourhood long favoured for its laidback coastal character and proximity to East Coast Park.
At just 113 units, Bagnall Haus sits firmly in the boutique category. This is not a mega-development with dozens of facilities and a town-within-a-town feel; it is a compact, intimate project that appeals to buyers who prefer knowing their neighbours and avoiding the crowds at the pool on weekends. The freehold tenure is the headline act — a genuine rarity in new developments east of the city, where most recent launches carry 99-year leases.
Sales have been steady: 102 of 113 units transacted at an average price of S$2.24 million (median S$1.99 million), translating to approximately S$2,561 psf over the last 12 months. That is a significant premium over 99-year competitors in the same corridor — but freehold is the reason buyers are paying it. With TOP achieved in 2025, owners are now moving in, and the development is entering its first year of actual residential life.
Location & Connectivity
Upper East Coast Road places Bagnall Haus in a transitional zone between the Bedok heartland and the East Coast lifestyle belt. The defining transport story here is the Sungei Bedok MRT station, just 490 metres away on the Thomson-East Coast Line (TEL). This is transformative for the area — historically, the Upper East Coast corridor was a dead zone for rail connectivity, relying entirely on buses and cars. The TEL changes that equation fundamentally, linking residents directly to Marina Bay, Shenton Way, and Orchard without transfers.
Bedok South MRT (1.0 km) and Tanah Merah MRT interchange (1.21 km, East-West Line) provide additional options, though neither is as convenient for daily commuting as Sungei Bedok. For drivers, the East Coast Parkway (ECP) is the main artery — the CBD is reachable in 15–20 minutes during off-peak hours, and Changi Airport is roughly 10 minutes away.
Daily amenities centre around the Bedok area: Bedok Mall and Bedok Point are a short drive or bus ride away, offering supermarkets, dining, and retail. The famous Bedok 85 hawker centre is within reach for affordable local food. East Coast Park, accessible via the park connector network, provides the coastal recreation — cycling, barbecues, seafood restaurants — that defines the East Coast lifestyle.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | secondary | Within 1 km |
| Bedok South Secondary School | secondary | ~1.0 km |
| Yu Neng Primary School | primary | ~1.0 km |
| Fengshan Primary School | primary | ~1.0 km |
| Bedok Green Primary School | primary | ~1.0 km |
| Ping Yi Secondary School | secondary | ~1.1 km |
| Overseas Family School | international | ~1.3 km |
| Bedok North Secondary School | secondary | ~1.6 km |
Facilities
With 113 units, expectations for facilities should be calibrated accordingly. Bagnall Haus provides the essentials — swimming pool, gym, BBQ pavilions, and landscaped gardens — but this is not a development where you will find a 50-metre lap pool, tennis courts, or a function room the size of a banquet hall. The trade-off is straightforward: fewer units mean less crowding at shared amenities, but the amenity range itself is limited.
The compact footprint does mean that facilities feel accessible and close at hand rather than requiring a five-minute walk across a sprawling compound. For buyers coming from larger developments, the intimacy can be refreshing — no booking wars for the BBQ pit, no queuing for the gym at peak hours.
The landscaping is contemporary and well-maintained, befitting a brand-new development. However, buyers expecting resort-style amenities — multiple pools, tennis courts, clubhouse with function rooms — should look at larger developments in the area. Bagnall Haus is designed for residents who prioritise a quiet, well-kept living environment over an exhaustive amenity checklist.
Unit Sizes & Layout
Bagnall Haus offers a range of configurations typical of a modern boutique development, from compact one-bedroom units to larger three- and four-bedroom layouts. Unit layouts are contemporary, with efficient use of space, open-concept kitchens in smaller units, and balconies across most configurations.
The median transaction price of S$1.99 million suggests that the sweet spot is in the two- and three-bedroom range — these are the units driving the bulk of sales. At S$2,561 psf, buyers are paying a clear freehold premium, but the absolute quantum remains within reach for upgraders and dual-income households.
Being a 2025 TOP, all units come with brand-new fittings and finishings with full developer warranty. This eliminates the renovation uncertainty that comes with resale purchases and provides peace of mind for owners who want a move-in-ready home. The new-build quality is a tangible advantage over older freehold options in the East Coast corridor.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 10 | $2,606 | $1,290,300 |
| 2 BR | 54 | $2,501 | $1,912,841 |
| 3 BR | 32 | $2,500 | $2,732,540 |
| 4 BR | 8 | $2,427 | $3,709,375 |
Pricing & Market Position
Based on 104 recorded transactions, sale prices range from $1,235,000 to $3,807,000, averaging $2,243,391 (~$2,575 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 2.2% (from $2,503 to $2,559 psf).
Neighbourhood Comparison
The competitive set for Bagnall Haus is defined by the District 16 East Coast corridor. Sceneca Residence (S$2,084 psf, 99-year) is the most direct new-launch comparator — it offers a larger development with more facilities and MRT integration, but on a 99-year lease. The 23% PSF premium for Bagnall Haus buys freehold tenure and boutique exclusivity.
For buyers open to resale, The Bayshore (S$1,227 psf, 99-year) and The Glades (S$1,610 psf, 99-year) offer substantially lower entry points but with ageing leases and older fittings. Eco (S$1,442 psf, 99-year) sits in between. All three are larger developments with more extensive facilities, but none can match the combination of freehold tenure and brand-new condition that Bagnall Haus provides.
The fundamental question for buyers is whether freehold tenure justifies a 50–100% PSF premium over nearby 99-year options. For own-stay buyers with a 20+ year horizon, the answer is often yes — lease decay on 99-year properties becomes increasingly visible to future buyers. For investors seeking near-term yield, the 99-year options may deliver better returns on a lower capital outlay.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BAGNALL HAUS | Freehold | 2025 | 113 | $2,575 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
ShiokNest Scores
Our proprietary scoring system evaluates BAGNALL HAUS across multiple dimensions.
What Residents Say
“We chose Bagnall Haus specifically for the freehold and TEL access. Moving from a 99-year condo in Tampines, the peace of mind of never worrying about lease decay is worth the premium. The small size means we already know most of our neighbours.”
— Early owner, 2025 move-in
“Upper East Coast Road has always been underrated. With Sungei Bedok MRT now open, it finally has the connectivity to match the lifestyle. We tested the walk — it’s genuinely under 7 minutes to the station.”
— Buyer couple, purchased 3-bedroom unit
“The facilities are basic compared to the larger condos we looked at, but honestly we rarely used the tennis court or function room at our old place. The pool is never crowded here and the gym is always available — that matters more in practice.”
— Downsizer from a 500+ unit development
As a newly TOP-ed development, the resident community is still forming. Early feedback highlights the freehold tenure and MRT proximity as the primary draw, with the intimate scale consistently mentioned as a positive. Facility limitations are acknowledged but generally accepted as the trade-off for a boutique development. The East Coast lifestyle — proximity to the park, hawker food, and the relaxed neighbourhood character — features prominently in buyer motivations.
Strengths & Weaknesses
- Freehold tenure — increasingly rare in new East Coast developments
- Sungei Bedok TEL station just 490m away — first-ever MRT for this corridor
- Brand new 2025 TOP — full developer warranty, move-in ready condition
- Boutique 113-unit scale — intimate community, uncrowded facilities
- East Coast lifestyle — proximity to East Coast Park, hawker centres, coastal recreation
- Strong sales velocity — 102 of 113 units sold, indicating solid market confidence
- Thomson-East Coast Line provides direct access to Marina Bay and CBD without transfers
- Tanah Merah MRT interchange (1.21 km) gives access to East-West Line as backup
- Changi Airport ~10 minutes by car via ECP — ideal for frequent travellers
- Upper East Coast Road is a mature, established residential neighbourhood
- Premium pricing at $2,561 psf — 23% above nearest 99-year competitor
- Limited facilities due to boutique scale — no tennis court, no large function room
- Zero rental transactions to date — no empirical yield data available
- Only 2 PSF data points — insufficient to establish meaningful price trend
- En-bloc potential is negligible for decades (brand-new freehold, only 113 units)
- Bedok area amenities require bus or car — not immediately walkable to major malls
- ShiokNest composite score of 38 reflects data immaturity, not necessarily quality
- Small unit count means lower liquidity in resale market compared to larger developments
Verdict
Bagnall Haus occupies a clear niche: freehold tenure, brand-new condition, boutique scale, and genuine MRT proximity courtesy of the Thomson-East Coast Line. For buyers who have long wanted to live in the East Coast corridor but were deterred by the lack of rail connectivity, Sungei Bedok station changes the calculus entirely. The 490-metre walk to a TEL station is a genuine differentiator.
The premium is real. At S$2,561 psf, Bagnall Haus costs 23% more than Sceneca Residence (S$2,084 psf, 99-year) and significantly more than older options like The Bayshore (S$1,227 psf) or The Glades (S$1,610 psf). That gap is the price of freehold tenure in a new-build wrapper. Whether it is justified depends on the buyer’s time horizon: for own-stay over 15+ years, freehold eliminates the lease decay anxiety that increasingly weighs on 99-year assets. For shorter investment horizons, the premium is harder to recover.
The ShiokNest composite score of 38 reflects the current data gaps — zero rental transactions, only two PSF data points, and no profit history to assess. These metrics will fill in over the next 12–24 months as the development matures. The walkability score of 63 and investment score of 59 are respectable for the location. The en-bloc score of 30 is expected — at 113 units in a brand-new freehold development, en-bloc is decades away from relevance.
The honest assessment: Bagnall Haus is best suited for owner-occupiers who value the East Coast lifestyle, want freehold peace of mind, prefer a small and quiet development, and commute via MRT. It is less suited for pure investors seeking immediate rental yield or buyers who need extensive on-site facilities. As the TEL network matures and the rental market develops, the data picture will sharpen — but today, you are buying on conviction about the location and tenure, not on proven returns.