Waterfront Key
BEDOK RESERVOIR ROAD · D16
Median PSF · 12m
S$1,803
Median price · 12m
S$2.18M
Latest sale
S$2.46M
Sep 2026
1-year change
+5.2%
Sales · 12m
9
86 all time
Gross yield
3.47%
48 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
- +58.8%
- Annualised
- +9.2%
- Transactions
- 86
- 1 year
- +5.2%
- 3 years p.a.
- +7.1%
- 5 years p.a.
- +8.5%
- Median size
- 1,216 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 | Waterfront Key | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,803 | S$1,516 | +19.0% |
| Median price | S$2.18M | S$1.60M | +36.3% |
| Gross rental yield | 3.47% | 4.14% | -0.7 pts |
| 1-year price change | +5.2% | -1.9% | +7.1 pts |
This development trades about 19% above the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,250
Contracts · 12m
48
Implied annual rent
S$63K
Gross yield
3.47%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 24 | S$5,350 |
| 2 bedroom | 15 | S$4,000 |
| 4 bedroom | 9 | S$6,300 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
60/100
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%91
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%83
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%62
Gross yield against every other development in its segment.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%57
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok North MRT at 440 m.
- Valuationweight 22%19
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$2,456,111 | 1,259 sqft | S$1,950 | 06-10 | 79 yr 4 mo |
| Aug 2026 | Condominium | S$2,850,000 | 1,518 sqft | S$1,878 | 06-10 | 79 yr 5 mo |
| Aug 2026 | Condominium | S$1,488,000 | 850 sqft | S$1,750 | 01-05 | 79 yr 5 mo |
| Jul 2026 | Condominium | S$2,368,000 | 1,313 sqft | S$1,803 | 01-05 | 79 yr 6 mo |
| Jun 2026 | Condominium | S$2,200,000 | 1,216 sqft | S$1,809 | 11-15 | 79 yr 7 mo |
| Jun 2026 | Condominium | S$2,168,888 | 1,173 sqft | S$1,849 | 11-15 | 79 yr 7 mo |
| Apr 2026 | Condominium | S$2,180,000 | 1,249 sqft | S$1,746 | 06-10 | 79 yr 9 mo |
| Apr 2026 | Condominium | S$1,400,000 | 840 sqft | S$1,667 | 01-05 | 79 yr 9 mo |
| Feb 2026 | Condominium | S$2,068,000 | 1,206 sqft | S$1,715 | 01-05 | 79 yr 11 mo |
| Oct 2025 | Condominium | S$2,100,000 | 1,216 sqft | S$1,727 | 11-15 | 80 yr 3 mo |
| Oct 2025 | Condominium | S$2,018,000 | 1,216 sqft | S$1,659 | 11-15 | 80 yr 3 mo |
| Sep 2025 | Condominium | S$2,460,000 | 1,442 sqft | S$1,706 | 01-05 | 80 yr 4 mo |
| Aug 2025 | Condominium | S$2,270,000 | 1,324 sqft | S$1,715 | 06-10 | 80 yr 5 mo |
| Jul 2025 | Condominium | S$2,880,000 | 1,518 sqft | S$1,898 | 06-10 | 80 yr 6 mo |
| Jul 2025 | Condominium | S$2,403,288 | 1,313 sqft | S$1,830 | 01-05 | 80 yr 6 mo |
| Jun 2025 | Condominium | S$1,550,000 | 904 sqft | S$1,714 | 11-15 | 80 yr 7 mo |
| May 2025 | Condominium | S$2,150,000 | 1,249 sqft | S$1,722 | 11-15 | 80 yr 8 mo |
| Mar 2025 | Condominium | S$2,768,000 | 1,518 sqft | S$1,824 | 06-10 | 80 yr 10 mo |
| Mar 2025 | Condominium | S$2,100,000 | 1,206 sqft | S$1,742 | 01-05 | 80 yr 10 mo |
| Mar 2025 | Condominium | S$1,860,000 | 1,076 sqft | S$1,728 | 06-10 | 80 yr 10 mo |
| Feb 2025 | Condominium | S$2,400,000 | 1,442 sqft | S$1,664 | 01-05 | 80 yr 11 mo |
| Jan 2025 | Condominium | S$2,720,000 | 1,518 sqft | S$1,792 | 06-10 | 81 yrs |
| Jan 2025 | Condominium | S$2,088,000 | 1,227 sqft | S$1,702 | 11-15 | 81 yrs |
| Nov 2024 | Condominium | S$2,270,000 | 1,324 sqft | S$1,715 | 11-15 | 81 yr 2 mo |
| Oct 2024 | Condominium | S$2,688,888 | 1,389 sqft | S$1,936 | 11-15 | 81 yr 3 mo |
| Aug 2024 | Condominium | S$2,600,000 | 1,389 sqft | S$1,872 | 11-15 | 81 yr 5 mo |
| Jun 2024 | Condominium | S$4,080,000 | 2,831 sqft | S$1,441 | 11-15 | 81 yr 7 mo |
| Jun 2024 | Condominium | S$2,160,000 | 1,464 sqft | S$1,476 | 01-05 | 81 yr 7 mo |
| Jun 2024 | Condominium | S$2,030,000 | 1,216 sqft | S$1,669 | 01-05 | 81 yr 7 mo |
| May 2024 | Condominium | S$2,600,000 | 1,518 sqft | S$1,713 | 06-10 | 81 yr 8 mo |
| May 2024 | Condominium | S$2,000,000 | 1,227 sqft | S$1,630 | 11-15 | 81 yr 8 mo |
| Apr 2024 | Condominium | S$1,600,000 | 969 sqft | S$1,652 | 01-05 | 81 yr 9 mo |
| Feb 2024 | Condominium | S$2,535,000 | 1,518 sqft | S$1,670 | 06-10 | 81 yr 11 mo |
| Feb 2024 | Condominium | S$2,040,000 | 1,249 sqft | S$1,634 | 06-10 | 81 yr 11 mo |
| Jan 2024 | Condominium | S$1,390,000 | 926 sqft | S$1,502 | 01-05 | 82 yrs |
| Nov 2023 | Condominium | S$2,100,000 | 1,313 sqft | S$1,599 | 01-05 | 82 yr 2 mo |
| Nov 2023 | Condominium | S$1,990,000 | 1,216 sqft | S$1,636 | 11-15 | 82 yr 2 mo |
| Nov 2023 | Condominium | S$1,650,000 | 1,033 sqft | S$1,597 | 06-10 | 82 yr 2 mo |
| Oct 2023 | Condominium | S$1,800,000 | 1,206 sqft | S$1,493 | 01-05 | 82 yr 3 mo |
| Sep 2023 | Condominium | S$1,880,000 | 1,173 sqft | S$1,602 | 06-10 | 82 yr 4 mo |
Showing the 40 most recent of 86 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
—553 sales
Waterfront Gold
S$1,659
+2.9%11 sales3.7% yield
Archipelago
S$1,636
+3.4%29 sales4.1% yield
Baywater
S$1,432
+1.9%10 sales3.9% yield
Waterfront Waves
S$1,674
+4.3%9 sales3.5% yield
Waterfront Isle
S$1,709
+7.4%16 sales4.2% yield
Prosper Gardens
S$2,256
—1 sales1.8% yield
Vacanza @ East
S$1,644
+7.1%16 sales3.5% yield
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.