Condo data

Baywater

Bedok Reservoir Road99-year leaseholdURA data to Oct 2026

The development

Type
Condominium
Tenure
99-year leasehold from 2001, about 74 years left
Address
Bedok Reservoir Road
District
District 16: Bedok, Upper East Coast, Siglap
Market segment
OCR (Outside Central Region)
Deals on record
44 since Oct 2021: 0 new sales, 44 resales and sub sales

Prices at Baywater by unit size

800 to 1,099 sqftS$1,480,000S$1,432 psf, 3 deals in 12 months
1,100 to 1,499 sqftS$1,865,000S$1,444 psf, 5 deals in 12 months
1,500 sqft and upS$2,360,444S$1,034 psf, 2 deals in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021-S$1,0902
2022-S$1,1028
2023-S$1,24214
2024-S$1,3895
2025-S$1,3946
2026-S$1,4329

Price by floor

FloorMedian psfDeals
01-05S$1,17113
06-10S$1,32417
11-15S$1,33910
16-20S$1,1394

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 20261,033 sqft01-05S$1,480,000
S$1,432 psf		Resale
Aug 20261,292 sqft11-15S$1,865,000
S$1,444 psf		Resale
Aug 20261,270 sqft06-10S$1,880,000
S$1,480 psf		Resale
Jun 20261,044 sqft01-05S$1,425,000
S$1,365 psf		Resale
Jun 20262,131 sqft06-10S$1,920,000
S$901 psf		Resale
May 20261,292 sqft06-10S$1,980,000
S$1,533 psf		Resale
May 20262,400 sqft16-20S$2,800,888
S$1,167 psf		Resale
Apr 20261,044 sqft11-15S$1,508,888
S$1,445 psf		Resale
Feb 20261,302 sqft01-05S$1,750,000
S$1,344 psf		Resale
Dec 20251,302 sqft06-10S$1,800,000
S$1,382 psf		Resale
Aug 20251,055 sqft01-05S$1,350,100
S$1,280 psf		Resale
Aug 20251,518 sqft11-15S$2,188,888
S$1,442 psf		Resale
May 20251,270 sqft06-10S$1,860,000
S$1,464 psf		Resale
May 20252,282 sqft16-20S$2,550,000
S$1,117 psf		Resale
Feb 20251,281 sqft06-10S$1,800,000
S$1,405 psf		Resale
Sept 20241,044 sqft06-10S$1,400,000
S$1,341 psf		Resale
Sept 20241,302 sqft06-10S$1,828,000
S$1,404 psf		Resale
May 20241,044 sqft06-10S$1,360,000
S$1,303 psf		Resale
Apr 20241,518 sqft11-15S$2,108,000
S$1,389 psf		Resale
Jan 20241,270 sqft11-15S$1,780,000
S$1,401 psf		Resale

Showing the latest 20 of 44 caveats lodged since Oct 2021.

Rent at Baywater

2-bedroomS$4,038a month, median of 6 leases, S$3,700 to S$5,000
3-bedroomS$5,100a month, median of 7 leases, S$4,800 to S$5,200

The median rent in Q3 2024 was S$3.93 psf a month (the middle half of leases ran S$3.84 to S$3.96). Against the median sale price that is a gross yield of about 3.4% before maintenance, property tax and vacancy.

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

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What is your unit at Baywater worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

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Common questions

How much is a unit at Baywater?

Units at Baywater sold for a median S$1,832,500 (S$1,407 psf) in the last 12 months. The most traded size, 1,100 to 1,499 sqft, went for a median S$1,865,000, from S$1,750,000 to S$1,980,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at Baywater?

2-bedroom units rented for a median S$4,038 a month (6 leases); 3-bedroom units rented for a median S$5,100 a month (7 leases), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at Baywater?

Baywater is a 99-year leasehold that started in 2001, so about 74 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at Baywater worth?

Recent deals at Baywater for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near Baywater

All condos in District 16 · All districts

Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.