Baywater
Baywater is a 99-year condominium in District 16 (Bedok) that obtained TOP in 2006, with 232 units across 4 blocks. Across 398 transactions on record, units have recently transacted around S$1.80M (S$1,365 psf, ~1,281 sqft). There are 7 units for sale from S$1.95M to S$3.20M. The lease has approximately 74 years remaining.
What are the key facts about Baywater?
Baywater is a 99-year condominium in District 16 (Bedok) that obtained TOP in 2006, with 232 units across 4 blocks.
- Tenure
- 99-year
- TOP / Completion
- 2006
- Developer
- BEDOK PROPERTIES PTE LTD
- Total units
- 232
- Blocks
- 4
- District / Area
- District 16 (Bedok)
- Market segment
- OCR
- Median PSF
- S$1,365 psf
- Last transacted
- Jun 2026
- Remaining lease
- ≈ 74 years
What is the price and PSF at Baywater?
Units have recently transacted around S$1.80M (S$1,365 psf), at a gross rental yield of about 2.2% (URA caveat data).
Recent median price
S$1.80M
recent · 398 sales on record
Median PSF
S$1,365 psf
recent transactions
Median rent (monthly)
S$3,268
419 rentals on record
Gross rental yield
2.2%
indicative, gross
Units currently for sale are asking a median of S$1,130 psf — about 17% below the most recent transacted PSF.
Source: URA caveat data, through Jun 2026.
What has recently sold at Baywater?
Baywater has 398 recorded sales; the most recent transacted at S$1,425,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jun 2026 | S$1,425,000 | 1,044 | S$1,365 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 |
| Aug 2025 | S$1,350,100 | 1,055 | S$1,280 psf |
| May 2025 | S$1,860,000 | 1,270 | S$1,464 psf |
| May 2025 | S$2,550,000 | 2,282 | S$1,117 psf |
| Feb 2025 | S$1,800,000 | 1,281 | S$1,405 psf |
| Sept 2024 | S$1,400,000 | 1,044 | S$1,341 psf |
398 sales and 419 rentals on record since Nov 2003. Source: URA.
Are prices at Baywater rising?
The median transacted PSF at Baywater has risen 51% over the past 9 years (2017–2026), from S$905 psf to S$1,365 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,365 psf | S$1.75M | 5 | -1.2% |
| 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.
How many property agents are active around Baywater?
7,517 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
7,517
District 16 · closed ≥1 deal
Deals on record
34,084
all-time · all property types
Source: CEA public transaction records, attributed to District 16across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Baywater?
Baywater has 7 units listed for sale, spanning 3–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 3-bedroom | 1 | S$1.95M–S$1.95M | — |
| 4-bedroom | 6 | S$3.15M–S$3.20M | S$1,130 psf |
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.
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
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.
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$1.80M) needs about S$13,177/mo in income and S$6,062/mo in repayments, after S$59,600 stamp duty and a S$450k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.80M) 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$59,600
BSD, tiered
Downpayment (25%)
S$450k
cash + CPF
Monthly instalment
S$6,062/mo
30y @ 3.5%
Income required
S$13,177/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at Baywater cost?⌄
Units at Baywater have recently transacted around S$1.80M (S$1,365 psf), from 398 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Baywater?⌄
For a unit around S$1.80M as a first home, you'd need roughly S$13,177/mo in income (assessed at the stress-test rate), with repayments near S$6,062/mo after a S$450k (25%) downpayment and S$59,600 Buyer's Stamp Duty.
Is Baywater a good investment?⌄
Gross rental yield is about 2.2%, and current asking prices sit about 17% below the most recent transacted PSF; median PSF has risen about 51% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Baywater going up?⌄
The median transacted PSF at Baywater has risen about 51% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Baywater freehold or leasehold?⌄
Baywater is 99-year, with approximately 74 years remaining on the lease.
When was Baywater built and who developed it?⌄
Baywater obtained TOP in 2006, developed by BEDOK PROPERTIES PTE LTD, with 232 units across 4 blocks.
How many units are for sale at Baywater?⌄
There are 7 units for sale at Baywater, from S$1.95M to S$3.20M.
What is the nearest MRT to Baywater?⌄
The nearest MRT/LRT station to Baywater is Bedok Reservoir MRT, about 97 m away (~2 min walk).
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 qualify for Primary 1 (P1) registration priority.