Condo data

Waterfront Waves

Bedok Reservoir Road99-year leaseholdURA data to Oct 2026

The development

Type
Condominium
Tenure
99-year leasehold from 2007, about 80 years left
Address
Bedok Reservoir Road
District
District 16: Bedok, Upper East Coast, Siglap
Market segment
OCR (Outside Central Region)
Deals on record
69 since Oct 2021: 0 new sales, 69 resales and sub sales

Prices at Waterfront Waves by unit size

800 to 1,099 sqftS$1,519,000S$1,552 psf, 2 deals in 12 months
1,100 to 1,499 sqftS$2,210,000S$1,670 psf, 4 deals in 12 months
1,500 sqft and upS$2,735,000S$1,740 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$1,2204
2022-S$1,25718
2023-S$1,46411
2024-S$1,55615
2025-S$1,62615
2026-S$1,6406

Price by floor

FloorMedian psfDeals
01-05S$1,45428
06-10S$1,50821
11-15S$1,54020

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 20261,324 sqft11-15S$2,220,000
S$1,677 psf		Resale
Sept 20261,292 sqft01-05S$2,088,000
S$1,617 psf		Resale
Jul 2026990 sqft01-05S$1,488,000
S$1,503 psf		Resale
Jun 20261,324 sqft06-10S$2,200,000
S$1,662 psf		Resale
Mar 20261,572 sqft11-15S$2,800,000
S$1,782 psf		Resale
Mar 2026969 sqft01-05S$1,550,000
S$1,600 psf		Resale
Dec 20251,345 sqft11-15S$2,280,000
S$1,695 psf		Resale
Dec 20251,572 sqft01-05S$2,670,000
S$1,699 psf		Resale
Oct 20251,345 sqft11-15S$2,258,100
S$1,678 psf		Resale
Oct 20251,518 sqft01-05S$2,370,000
S$1,562 psf		Resale
Aug 20251,292 sqft06-10S$2,300,000
S$1,781 psf		Resale
Jul 20251,345 sqft06-10S$2,160,000
S$1,605 psf		Resale
Jun 20251,259 sqft11-15S$2,060,000
S$1,636 psf		Resale
Jun 20251,270 sqft11-15S$2,250,000
S$1,771 psf		Resale
Jun 20251,324 sqft06-10S$2,080,000
S$1,571 psf		Resale
Apr 20251,249 sqft06-10S$2,030,000
S$1,626 psf		Resale
Apr 20251,572 sqft01-05S$2,480,000
S$1,578 psf		Resale
Mar 20251,249 sqft06-10S$1,950,000
S$1,562 psf		Resale
Feb 20251,324 sqft01-05S$2,090,000
S$1,579 psf		Resale
Feb 20252,971 sqft11-15S$4,280,000
S$1,441 psf		Resale

Showing the latest 20 of 69 caveats lodged since Oct 2021.

Rent at Waterfront Waves

2-bedroomS$4,000a month, median of 7 leases, S$3,850 to S$4,100
3-bedroomS$5,500a month, median of 11 leases, S$5,000 to S$6,380
4-bedroomS$6,300a month, median of 7 leases, S$6,100 to S$6,800

The median rent in Q2 2025 was S$3.95 psf a month (the middle half of leases ran S$3.84 to S$4.13). Against the median sale price that is a gross yield of about 2.8% 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 Waterfront Waves 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 Waterfront Waves?

Units at Waterfront Waves sold for a median S$2,210,000 (S$1,670 psf) in the last 12 months. The most traded size, 1,100 to 1,499 sqft, went for a median S$2,210,000, from S$2,088,000 to S$2,280,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at Waterfront Waves?

2-bedroom units rented for a median S$4,000 a month (7 leases); 3-bedroom units rented for a median S$5,500 a month (11 leases); 4-bedroom units rented for a median S$6,300 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 Waterfront Waves?

Waterfront Waves is a 99-year leasehold that started in 2007, so about 80 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at Waterfront Waves worth?

Recent deals at Waterfront Waves 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 Waterfront Waves

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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.