Baywater
BEDOK RESERVOIR ROAD · D16
Median PSF · 12m
S$1,432
Median price · 12m
S$1.83M
Latest sale
S$1.48M
Sep 2026
1-year change
+1.9%
Sales · 12m
10
45 all time
Gross yield
4.00%
11 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +32.3%
- Annualised
- +6.1%
- Transactions
- 45
- 1 year
- +1.9%
- 3 years p.a.
- +5.3%
- 5 years p.a.
- —
- Median size
- 1,292 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | Baywater | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,432 | S$1,517 | -5.6% |
| Median price | S$1.83M | S$1.60M | +14.2% |
| Gross rental yield | 4.00% | 4.08% | -0.1 pts |
| 1-year price change | +1.9% | -1.3% | +3.2 pts |
This development trades about 6% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,800
Contracts · 12m
11
Implied annual rent
S$58K
Gross yield
4.00%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 6 | S$4,038 |
| 3 bedroom | 5 | S$5,100 |
Investment analysis
Investment score 69 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
69/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%92
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%78
Gross yield against every other development in its segment.
- Price momentumweight 18%72
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%56
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok North MRT at 440 m.
- Valuationweight 22%56
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bedok North MRT440 m
- Bedok Reservoir MRT1.3 km
- Kaki Bukit MRT1.4 km
- Bedok MRT1.7 km
Schools within 2 km
- Damai Primary Schoolprimary180 m
- Damai Secondary Schoolsecondary (s1-s5)610 m
- Yu Neng Primary Schoolprimary1.2 km
- Telok Kurau Primary Schoolprimary1.4 km
- Fengshan Primary Schoolprimary1.4 km
- Red Swastika Schoolprimary1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | Condominium | S$1,480,000 | 1,033 sqft | S$1,432 | 01-05 | 73 yr 4 mo |
| Aug 2026 | Condominium | S$1,880,000 | 1,270 sqft | S$1,480 | 06-10 | 73 yr 5 mo |
| Aug 2026 | Condominium | S$1,865,000 | 1,292 sqft | S$1,444 | 11-15 | 73 yr 5 mo |
| Jun 2026 | Condominium | S$1,920,000 | 2,131 sqft | S$901 | 06-10 | 73 yr 7 mo |
| Jun 2026 | Condominium | S$1,425,000 | 1,044 sqft | S$1,365 | 01-05 | 73 yr 7 mo |
| May 2026 | Condominium | S$2,800,888 | 2,400 sqft | S$1,167 | 16-20 | 73 yr 8 mo |
| May 2026 | Condominium | S$1,980,000 | 1,292 sqft | S$1,533 | 06-10 | 73 yr 8 mo |
| Apr 2026 | Condominium | S$1,508,888 | 1,044 sqft | S$1,445 | 11-15 | 73 yr 9 mo |
| Feb 2026 | Condominium | S$1,750,000 | 1,302 sqft | S$1,344 | 01-05 | 73 yr 11 mo |
| Dec 2025 | Condominium | S$1,800,000 | 1,302 sqft | S$1,382 | 06-10 | 74 yr 1 mo |
| Aug 2025 | Condominium | S$2,188,888 | 1,518 sqft | S$1,442 | 11-15 | 74 yr 5 mo |
| Aug 2025 | Condominium | S$1,350,100 | 1,055 sqft | S$1,280 | 01-05 | 74 yr 5 mo |
| May 2025 | Condominium | S$2,550,000 | 2,282 sqft | S$1,117 | 16-20 | 74 yr 8 mo |
| May 2025 | Condominium | S$1,860,000 | 1,270 sqft | S$1,464 | 06-10 | 74 yr 8 mo |
| Feb 2025 | Condominium | S$1,800,000 | 1,281 sqft | S$1,405 | 06-10 | 74 yr 11 mo |
| Sep 2024 | Condominium | S$1,828,000 | 1,302 sqft | S$1,404 | 06-10 | 75 yr 4 mo |
| Sep 2024 | Condominium | S$1,400,000 | 1,044 sqft | S$1,341 | 06-10 | 75 yr 4 mo |
| May 2024 | Condominium | S$1,360,000 | 1,044 sqft | S$1,303 | 06-10 | 75 yr 8 mo |
| Apr 2024 | Condominium | S$2,108,000 | 1,518 sqft | S$1,389 | 11-15 | 75 yr 9 mo |
| Jan 2024 | Condominium | S$1,780,000 | 1,270 sqft | S$1,401 | 11-15 | 76 yrs |
| Oct 2023 | Condominium | S$1,730,000 | 1,281 sqft | S$1,351 | 06-10 | 76 yr 3 mo |
| Oct 2023 | Condominium | S$1,710,000 | 1,292 sqft | S$1,324 | 06-10 | 76 yr 3 mo |
| Aug 2023 | Condominium | S$1,650,000 | 1,292 sqft | S$1,277 | 01-05 | 76 yr 5 mo |
| Jul 2023 | Condominium | S$2,775,000 | 2,390 sqft | S$1,161 | 16-20 | 76 yr 6 mo |
| Jul 2023 | Condominium | S$2,100,000 | 2,519 sqft | S$834 | 16-20 | 76 yr 6 mo |
| Jul 2023 | Condominium | S$1,920,000 | 1,518 sqft | S$1,265 | 11-15 | 76 yr 6 mo |
| May 2023 | Condominium | S$1,307,500 | 1,033 sqft | S$1,265 | 06-10 | 76 yr 8 mo |
| Apr 2023 | Condominium | S$1,580,000 | 1,292 sqft | S$1,223 | 06-10 | 76 yr 9 mo |
| Mar 2023 | Condominium | S$1,500,000 | 1,281 sqft | S$1,171 | 01-05 | 76 yr 10 mo |
| Mar 2023 | Condominium | S$1,250,000 | 1,044 sqft | S$1,197 | 01-05 | 76 yr 10 mo |
| Feb 2023 | Condominium | S$1,970,000 | 1,528 sqft | S$1,289 | 11-15 | 76 yr 11 mo |
| Feb 2023 | Condominium | S$1,600,000 | 1,302 sqft | S$1,228 | 11-15 | 76 yr 11 mo |
| Feb 2023 | Condominium | S$1,310,000 | 1,044 sqft | S$1,255 | 11-15 | 76 yr 11 mo |
| Jan 2023 | Condominium | S$1,800,000 | 1,518 sqft | S$1,186 | 06-10 | 77 yrs |
| Nov 2022 | Condominium | S$1,426,800 | 1,292 sqft | S$1,105 | 06-10 | 77 yr 2 mo |
| Sep 2022 | Condominium | S$1,120,000 | 1,033 sqft | S$1,084 | 01-05 | 77 yr 4 mo |
| Aug 2022 | Condominium | S$1,460,000 | 1,270 sqft | S$1,149 | 01-05 | 77 yr 5 mo |
| Aug 2022 | Condominium | S$1,250,000 | 1,033 sqft | S$1,210 | 06-10 | 77 yr 5 mo |
| Aug 2022 | Condominium | S$1,200,000 | 1,033 sqft | S$1,161 | 01-05 | 77 yr 5 mo |
| Apr 2022 | Condominium | S$1,420,000 | 1,292 sqft | S$1,099 | 01-05 | 77 yr 9 mo |
Showing the 40 most recent of 45 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Pinery Residences
S$2,548
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Waterfront Gold
S$1,659
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Archipelago
S$1,638
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Waterfront Key
S$1,748
+1.7%10 sales3.5% yield
Waterfront Waves
S$1,678
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Waterfront Isle
S$1,763
+10.8%17 sales4.2% yield
Prosper Gardens
S$2,256
—1 sales
Landed Housing Development
S$2,497
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.