The Clearwater
Overview & Key Facts
The Clearwater is a 99-year leasehold condominium located along Bedok Reservoir View in District 16, developed by Pidemco Land Ltd (now part of CapitaLand) and completed in 2002. The development comprises 420 units across multiple blocks standing up to 18 storeys, set beside the scenic Bedok Reservoir — one of Singapore’s most popular recreational water bodies. With the lease commencing from 1997, approximately 70 years of tenure remain, placing it in a comfortable position for CPF and financing purposes for the foreseeable future.
The Clearwater’s defining advantage is its proximity to Bedok Reservoir and the surrounding park network. Units in the higher floors of reservoir-facing blocks enjoy unobstructed views across the water and greenery — views that are structurally protected by the reservoir’s permanent open-space zoning. EdgeProp records indicate a predominantly Singaporean buyer base, reflecting the development’s appeal as a practical family home in a mature estate with established amenities and school infrastructure.
Pidemco Land, now subsumed into the CapitaLand Group, was one of Singapore’s most established developers at the time of construction. The build quality reflects early-2000s standards — solid and functional, with clean rectangular layouts and sensible room proportions, though without the design flourishes of contemporary developments. For buyers seeking a mature, no-frills condominium with genuine waterfront character in the eastern suburbs, The Clearwater remains a quietly compelling option.
Location & Connectivity
The Clearwater sits along Bedok Reservoir View, with Bedok Reservoir MRT (Downtown Line) approximately 600 metres away — a comfortable 7–8 minute walk. This provides direct rail access to Bugis, Downtown, Bayfront, and the Bukit Timah corridor without any transfers, making it considerably more convenient than many OCR developments. Tampines West MRT is also within walking distance, offering an alternative entry point to the Downtown Line.
Daily amenities are well covered by the Bedok and Tampines retail ecosystem. Bedok Mall is approximately 1.3 km away, offering a comprehensive shopping and dining destination integrated with Bedok MRT interchange. Our Tampines Hub — Singapore’s largest community centre — is under 2 km away, providing a swimming complex, library, hawker centre, and extensive sports facilities. For closer errands, Djitsun Mall Bedok is within 1.4 km, and the neighbourhood has several coffee shops and minimarts for daily needs.
The Bedok Reservoir Park is the lifestyle centrepiece. The 88-hectare reservoir is ringed by a 4.3 km jogging and cycling track, with fitness stations, kayaking facilities, and dragon boat training areas. The park connector network links to Bedok Town Park, East Coast Park, and the wider eastern park corridor. For active families and outdoor enthusiasts, this proximity to nature and recreation is a daily quality-of-life asset that goes beyond what most suburban condominiums can offer.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | primary | Within 1 km |
| Temasek Polytechnic | tertiary | Within 1 km |
| 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 |
Facilities
The Clearwater provides a standard suite of condominium amenities appropriate for its 420-unit size. Facilities include a swimming pool, children’s wading pool, gymnasium, tennis court, BBQ pits, playground, and function room. The development includes 24-hour security and covered car parking. The grounds are maintained to a decent standard, and the overall upkeep reflects a mature estate that has been well managed over its two-decade history.
“Nice condo with decent architecture and utilities. Clean and neat interior designs with useful rectangular layouts. The reservoir views from higher floors are genuinely impressive.”
— Resident review via SingaporeExpats
The facilities are functional rather than luxurious, consistent with the development’s early-2000s vintage and mid-market positioning. The pool is a good size for the number of units, and the tennis court sees regular use. The gym equipment has been updated over the years but remains modest compared to newer developments. The real recreational asset is the Bedok Reservoir Park immediately adjacent — most residents who want serious exercise head to the reservoir running track or the kayaking facilities rather than relying on the condo gym.
Unit Sizes & Layout
The Clearwater offers a range of unit types from 1-bedroom to 4-bedroom configurations, with sizes that are generous by today’s standards. Built before the era of compact unit design, even the smaller units feature practical layouts with minimal wasted corridor space. The 3-bedroom units — the most common configuration — typically offer 1,100–1,300 sqft of well-proportioned living space with enclosed kitchens, proper dining areas, and rectangular bedrooms that can accommodate full-sized furniture. Recent transactions average $1,187–$1,426 PSF, translating to absolute prices between approximately $915,000 and $2.6 million.
The premium stacks are those facing Bedok Reservoir, which command higher PSF and enjoy views that are among the best in the Bedok area. The reservoir’s zoning as permanent open space means these views are structurally protected — no future development can block the waterfront sightlines. Internal-facing units are more affordable but offer views of the neighbouring condominiums and the estate’s own internal landscaping. Interior finishings reflect the 2002 completion date and most resale units will benefit from renovation, particularly in bathrooms and kitchens.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,208 | $810,267 |
| 2 BR | 5 | $1,198 | $1,025,200 |
| 3 BR | 26 | $1,213 | $1,420,115 |
| 4 BR | 30 | $1,213 | $1,687,386 |
| 5 BR | 6 | $1,144 | $2,495,000 |
Pricing & Market Position
Based on 70 recorded transactions, sale prices range from $808,000 to $2,900,000, averaging $1,572,448 (~$1,364 psf).
Rents range from $1,900 to $8,000 per month across 224 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33.8% (from $1,054 to $1,409 psf).
Neighbourhood Comparison
The most direct comparisons are with neighbouring reservoir-adjacent developments. Waterfront Waves and Waterfront Key on Bedok Reservoir Road offer newer facilities and finishings (TOP 2013 and 2012 respectively) at $1,300–$1,500 PSF — a 10–20% premium over The Clearwater that buys more modern common areas but comparable unit sizes and similar views. For buyers who want the reservoir lifestyle with newer facilities, these are the natural alternatives. For those who prioritise value and are comfortable with renovation, The Clearwater offers more square footage per dollar.
Further afield, Grandeur Park Residences ($1,500+ PSF, 99 years from 2016) near Tanah Merah MRT represents the new-launch alternative in the eastern corridor — smaller units, newer facilities, and a fresher lease. The Clearwater’s advantage is 30–50% more living space for the same budget, plus the unique reservoir frontage. The trade-off is age, facilities, and the shorter remaining lease. For a 5–10 year own-stay horizon, The Clearwater remains competitive; for a 20-year hold, the lease differential becomes more significant.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CLEARWATER | 99 yrs lease commencing from 1997 | 2002 | 420 | $1,364 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE CLEARWATER across multiple dimensions.
What Residents Say
“The reservoir views from our unit are genuinely beautiful, especially at sunset. Having the running track right at our doorstep changed our lifestyle completely — we exercise almost every evening now.”
— Owner-occupier review via 99.co
“A nice condo with decent architecture. Modern architecture with clean, neat interior designs and useful rectangular layouts. The management keeps the place well maintained.”
— Resident review via SingaporeExpats
“Showing some age now, but the fundamentals are solid. The reservoir views are protected and the Downtown Line MRT makes commuting much easier than before. Good value for the eastern suburbs.”
— Long-term resident via EdgeProp
Resident feedback centres on the reservoir views and lifestyle as the development’s primary selling point, with the opening of the Downtown Line (Bedok Reservoir station) frequently cited as a game-changer for convenience. The management’s maintenance standards receive generally positive comments. The age of the development is acknowledged without defensiveness — most residents accept the vintage character as the trade-off for space, views, and affordability. The community skews toward families and long-term residents, creating a stable and neighbourly atmosphere.
Strengths & Weaknesses
- Bedok Reservoir frontage — protected waterfront views from higher-floor units
- Bedok Reservoir MRT (Downtown Line) within 600m — 7-minute walk
- Generous unit sizes — early-2000s layouts with practical proportions
- Active lifestyle at doorstep — 4.3 km running track, kayaking, cycling paths
- Mature estate with established amenities — Bedok Mall, Our Tampines Hub nearby
- Well-managed development — consistent maintenance over 20+ years
- Accessible pricing — $915K–$2.6M entry, meaningful discount to newer peers
- 3.3% gross rental yield — healthy for eastern OCR, driven by Changi/Tampines demand
- Park connector network links to East Coast Park and broader eastern corridor
- Pidemco Land (CapitaLand) build quality — solid structural standards
- Development completed in 2002 — facade and common areas show age
- Resale units typically require renovation — budget $50K–$100K for 3-bedroom
- 99-year lease from 1997 — ~70 years remaining, approaching 75-year CPF threshold
- Facilities are functional but not resort-grade — gym is modest
- Internal-facing units lack the premium views of reservoir-facing stacks
- Some units may experience noise from Bedok Reservoir Road traffic
- Older bathroom and kitchen fittings in unrenovated units
- Limited dining options in immediate vicinity — need to travel to Bedok or Tampines
Verdict
The Clearwater occupies a sweet spot in the eastern suburban market: a mature, well-managed condominium with genuine waterfront character, decent MRT access, and prices that remain accessible for upgraders. At $1,187–$1,426 PSF, it offers significantly more space per dollar than newer eastern developments like The Tapestry ($1,500+ PSF) or Grandeur Park Residences ($1,500+ PSF), while maintaining the advantage of proximity to Bedok Reservoir MRT on the Downtown Line.
The honest weaknesses centre on age and vintage. The development is now over 20 years old, and this is visible in the facade, common areas, and unrenovated unit interiors. The facilities, while adequate, do not compete with the resort-style amenities of newer launches. The 70-year remaining lease is comfortable today but will cross the 75-year CPF threshold in approximately 5 years, which may begin to affect resale pricing for future buyers. Rental yield at 3.3% is respectable for the eastern OCR, supported by demand from tenants working in the Changi, Tampines, and Bedok employment clusters.
For families who value the Bedok Reservoir lifestyle — morning jogs along the water, weekend kayaking, cycling paths safe for children, and the psychological benefit of living beside open water and greenery — The Clearwater delivers a daily living experience that compensates for its vintage character. It is a home that rewards its residents with quality of life rather than surface luxury, and for the right buyer, that is the better bargain.