Baywater
Baywater is a 99-year condominium in District 16 (Bedok) that obtained TOP in 2006, with 232 units across 4 blocks. Across 403 transactions on record, units have recently transacted around S$1.86M (S$1,432 psf, ~1,292 sqft). There are 8 units for sale from S$2.35M to S$3.10M. The lease has approximately 74 years remaining.
| Tenure | 99-year leasehold from 2001 (≈74 years left) |
|---|---|
| TOP year | 2006 |
| Developer | BEDOK PROPERTIES PTE LTD |
| Units | 232 in 4 blocks |
| District and area | District 16 · Bedok · OCR |
| Nearest MRT | Bedok Reservoir MRT, 97 m (~2 min walk) |
| Latest median psf | S$1,432 psf, last 12 URA caveats to Oct 2026 |
What's for sale and for rent at Baywater?
Baywater has 8 units listed for sale, asking S$2.35M to S$3.10M (median S$1,549 psf), and 5 units for rent at a median of S$4,200 a month.
For sale
8 listings
S$2.35M – S$3.10M
For rent
5 listings
S$1,000 – S$4,200 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 4-bedroom | 8 | S$2.35M–S$3.10M | S$1,549 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Baywater?
PropKaki has 44 layouts on record for Baywater, from 2 to 4 bedrooms (1,033 sqft to 3,767 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 2 Bedroom | 12 | 1,033 to 2,131 sq ft |
| 3 Bedroom | 25 | 1,270 to 2,518 sq ft |
| 4 Bedroom | 7 | 1,517 to 3,767 sq ft |
PropKaki holds 3 floor plans for Baywater.
See Baywater's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at Baywater?
Units have recently transacted around S$1.86M (S$1,432 psf), at a gross rental yield of about 2.1% (URA caveat data).
Recent median price
S$1.86M
recent · 403 sales on record
Median PSF
S$1,432 psf
recent transactions
Median rent (monthly)
S$3,270
423 rentals on record
Gross rental yield
2.1%
indicative, gross
Units currently for sale are asking a median of S$1,549 psf — about 8% above the most recent transacted PSF.
Source: URA caveat data, through Oct 2026.
What has recently sold at Baywater?
Baywater has 403 recorded sales; the most recent transacted at S$2,226,000 in Oct 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Oct 2026 | S$2,226,000 | 1,518 | S$1,467 psf |
| Sept 2026 | S$1,480,000 | 1,033 | S$1,432 psf |
| Aug 2026 | S$1,880,000 | 1,270 | S$1,480 psf |
| Aug 2026 | S$1,865,000 | 1,292 | S$1,444 psf |
| Jun 2026 | S$1,425,000 | 1,044 | S$1,365 psf |
| Jun 2026 | S$1,920,000 | 2,131 | S$901 psf |
| May 2026 | S$1,980,000 | 1,292 | S$1,533 psf |
| May 2026 | S$2,800,888 | 2,400 | S$1,167 psf |
| Apr 2026 | S$1,508,888 | 1,044 | S$1,445 psf |
| Feb 2026 | S$1,750,000 | 1,302 | S$1,344 psf |
| Dec 2025 | S$1,800,000 | 1,302 | S$1,382 psf |
| Aug 2025 | S$2,188,888 | 1,518 | S$1,442 psf |
403 sales and 423 rentals on record since Nov 2003. Source: URA.
Are prices at Baywater rising?
The median transacted PSF at Baywater has risen 58% over the past 9 years (2017–2026), from S$905 psf to S$1,432 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,432 psf | S$1.86M | 10 | +3.6% |
| 2025 | S$1,382 psf | S$1.80M | 6 | -0.5% |
| 2024 | S$1,389 psf | S$1.78M | 5 | +13.1% |
| 2023 | S$1,228 psf | S$1.65M | 14 | +11.7% |
| 2022 | S$1,099 psf | S$1.25M | 8 | +6.4% |
| 2021 | S$1,033 psf | S$1.41M | 12 | +7.8% |
| 2020 | S$958 psf | S$1.30M | 8 | -5.7% |
| 2019 | S$1,016 psf | S$1.30M | 7 | +6.1% |
| 2018 | S$958 psf | S$1.30M | 11 | +5.9% |
| 2017 | S$905 psf | S$1.18M | 7 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Baywater a good investment?
Of 180 units at Baywater that were bought and later resold (bought from 2003, resold up to 2026), 97% sold for more than they were bought for, with a median gain of 48% over a median 7.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.1%. Units listed now ask about 8% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
97%
of 180 resales here
Median gain
48%
gross, before costs
Median hold
7.0 years
bought to resold
Every unit at Baywater with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Baywater and what's nearby?
Baywater is located in Bedok, in the East Region of Singapore.
Baywater is a 99-year condominium completed in 2006. It was developed by BEDOK PROPERTIES PTE LTD. The development has 232 residential units. It sits on a land area of 9,168 sqm and has a gross floor area of 22,917 sqm. The plot ratio is 2.5.
BAYWATER is located at 810 Bedok Reservoir Road, Singapore 479240. It is part of District 16, Bedok / Upper East Coast, Bedok. The project falls within the East Region and the OCR market segment.
The nearest rail connection is Bedok Reservoir MRT, approximately 96m away, around 2 minutes on foot. Nearby amenities include Bedok Mall for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, and Blk 511 Bedok North Street 3 for food options. Facilities in the development include Badminton hall, Basketball court, Barbeque Area, Covered car park, Clubhouse, and Driving range.
How far is Baywater from MRT and schools?
The nearest MRT/LRT to Baywater is Bedok Reservoir MRT, about 97 m away (~2 min walk). 5 schools are within 1 km, including 3 primary schools.
Getting around
- Bedok Reservoir MRT97 m · ~2 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Yu Neng Primary SchoolPrimary schoolwithin 1 km · P1 priority396 m
- Bedok Green Secondary SchoolSecondary schoolwithin 1 km426 m
- Red Swastika SchoolPrimary schoolwithin 1 km · P1 priority507 m
- Damai Secondary SchoolSecondary schoolwithin 1 km607 m
- Fengshan Primary SchoolPrimary schoolwithin 1 km · P1 priority852 m
- St. Anthony's Canossian Primary SchoolPrimary school1.0 km
- St. Anthony's Canossian Secondary SchoolSecondary school1.1 km
- Anglican High SchoolSecondary school1.2 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Baywater and how big is the development?
Baywater was developed by BEDOK PROPERTIES PTE LTD, designed by TAA ARCHITECTS PTE LTD, with 232 units over up to 16 storeys.
- Developer
- BEDOK PROPERTIES PTE LTD
- Architect
- TAA ARCHITECTS PTE LTD
- Main contractor
- WOH HUP (PRIVATE) LIMITED
- Floors
- 16 storeys
- Blocks
- 4
- Land area
- 9,168 sqm (98,683 sqft)
- Gross floor area
- 22,917 sqm (246,676 sqft)
- Plot ratio
- 2.50
What facilities does Baywater have?
Baywater has 14 facilities, including Badminton hall, Basketball court, Barbeque Area, Covered car park, and more.
What does it cost to own a unit at Baywater?
Buying a unit at Baywater (~S$1.86M) needs about S$13,652/mo in income and S$6,281/mo in repayments, after S$62,850 stamp duty and a S$466k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.86M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$62,850
BSD, tiered
Downpayment (25%)
S$466k
cash + CPF
Monthly instalment
S$6,281/mo
30y @ 3.5%
Income required
S$13,652/mo
TDSR @ stress rate
How many property agents are active around Baywater?
7,959 CEA-registered agents closed at least one recorded deal in District 16 — where Baywater sits — in the last 12 months, across all property types.
Active agents · 12mo
7,959
District 16 · closed ≥1 deal
Deals on record
35,028
all-time · all property types
Source: CEA public transaction records, attributed to District 16 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Baywater? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Baywater's own transactions.
PropKakiRecent units at Baywater sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Baywater
Is Baywater freehold?⌄
No. Baywater is on a 99-year lease that started in 2001, with about 74 years left.
How old is Baywater?⌄
Baywater was completed (obtained TOP) in 2006, so it is about 20 years old.
Is Baywater a good investment?⌄
Of 180 units at Baywater that were bought and later resold (bought from 2003, resold up to 2026), 97% sold for more than they were bought for, with a median gain of 48% over a median 7.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.1%. Units listed now ask about 8% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Baywater an EC?⌄
No. Baywater is a private condominium, not an executive condominium (EC).
Who is the developer of Baywater?⌄
Baywater was developed by BEDOK PROPERTIES PTE LTD.
What is the price of a condo at Baywater?⌄
Units at Baywater have recently sold for around S$1.86M (S$1,432 psf), the median of the last 12 URA caveats to Oct 2026. The price depends on size, floor and facing. 8 units are listed for sale from S$2.35M to S$3.10M.
Where is Baywater located?⌄
Baywater is at 810 Bedok Reservoir Road, Singapore 479240, in Bedok (District 16). The nearest MRT station is Bedok Reservoir MRT, about 97 m away.
How many units are there in Baywater?⌄
Baywater has 232 units in 4 blocks, up to 16 storeys high.
How much do I need to earn to buy at Baywater?⌄
For a unit around S$1.86M as a first home, you'd need roughly S$13,652/mo in income (assessed at the stress-test rate), with repayments near S$6,281/mo after a S$466k (25%) downpayment and S$62,850 Buyer's Stamp Duty.
Are prices at Baywater going up?⌄
The median price per square foot at Baywater has risen about 58% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Baywater?⌄
Yu Neng Primary School, Red Swastika School, Fengshan Primary School are within 1 km of Baywater. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.