Waterfront Waves
BEDOK RESERVOIR ROAD · D16
Median PSF · 12m
S$1,678
Median price · 12m
S$2.26M
Latest sale
S$2.22M
Sep 2026
1-year change
+6.3%
Sales · 12m
9
71 all time
Gross yield
3.45%
22 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
- +40.0%
- Annualised
- +7.0%
- Transactions
- 71
- 1 year
- +6.3%
- 3 years p.a.
- +5.1%
- 5 years p.a.
- +8.1%
- Median size
- 1,308 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 Waves | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,678 | S$2,472 | -32.1% |
| Median price | S$2.26M | S$2.03M | +11.2% |
| Gross rental yield | 3.45% | 2.81% | +0.6 pts |
| 1-year price change | +6.3% | +55.8% | -49.5 pts |
This development trades about 32% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,500
Contracts · 12m
22
Implied annual rent
S$66K
Gross yield
3.45%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 9 | S$5,500 |
| 4 bedroom | 7 | S$6,300 |
| 2 bedroom | 6 | S$4,000 |
Investment analysis
Investment score 71 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
71/100
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.
- Valuationweight 22%82
How its median price per square foot compares with its own district.
- Price momentumweight 18%71
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.
- Rental yieldweight 20%61
Gross yield against every other development in its segment.
- Locationweight 15%56
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok North MRT at 440 m.
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$2,220,000 | 1,324 sqft | S$1,677 | 11-15 | 79 yr 4 mo |
| Jul 2026 | Condominium | S$1,488,000 | 990 sqft | S$1,503 | 01-05 | 79 yr 6 mo |
| Jun 2026 | Condominium | S$2,200,000 | 1,324 sqft | S$1,662 | 06-10 | 79 yr 7 mo |
| Mar 2026 | Condominium | S$2,800,000 | 1,572 sqft | S$1,782 | 11-15 | 79 yr 10 mo |
| Mar 2026 | Condominium | S$1,550,000 | 969 sqft | S$1,600 | 01-05 | 79 yr 10 mo |
| Dec 2025 | Condominium | S$2,670,000 | 1,572 sqft | S$1,699 | 01-05 | 80 yr 1 mo |
| Dec 2025 | Condominium | S$2,280,000 | 1,345 sqft | S$1,695 | 11-15 | 80 yr 1 mo |
| Oct 2025 | Condominium | S$2,370,000 | 1,518 sqft | S$1,562 | 01-05 | 80 yr 3 mo |
| Oct 2025 | Condominium | S$2,258,100 | 1,345 sqft | S$1,678 | 11-15 | 80 yr 3 mo |
| Aug 2025 | Condominium | S$2,300,000 | 1,292 sqft | S$1,781 | 06-10 | 80 yr 5 mo |
| Jul 2025 | Condominium | S$2,160,000 | 1,345 sqft | S$1,605 | 06-10 | 80 yr 6 mo |
| Jun 2025 | Condominium | S$2,250,000 | 1,270 sqft | S$1,771 | 11-15 | 80 yr 7 mo |
| Jun 2025 | Condominium | S$2,080,000 | 1,324 sqft | S$1,571 | 06-10 | 80 yr 7 mo |
| Jun 2025 | Condominium | S$2,060,000 | 1,259 sqft | S$1,636 | 11-15 | 80 yr 7 mo |
| Apr 2025 | Condominium | S$2,480,000 | 1,572 sqft | S$1,578 | 01-05 | 80 yr 9 mo |
| Apr 2025 | Condominium | S$2,030,000 | 1,249 sqft | S$1,626 | 06-10 | 80 yr 9 mo |
| Mar 2025 | Condominium | S$1,950,000 | 1,249 sqft | S$1,562 | 06-10 | 80 yr 10 mo |
| Feb 2025 | Condominium | S$4,280,000 | 2,971 sqft | S$1,441 | 11-15 | 80 yr 11 mo |
| Feb 2025 | Condominium | S$2,158,000 | 1,292 sqft | S$1,671 | 01-05 | 80 yr 11 mo |
| Feb 2025 | Condominium | S$2,090,000 | 1,324 sqft | S$1,579 | 01-05 | 80 yr 11 mo |
| Oct 2024 | Condominium | S$2,280,000 | 1,561 sqft | S$1,461 | 01-05 | 81 yr 3 mo |
| Oct 2024 | Condominium | S$1,420,000 | 969 sqft | S$1,466 | 01-05 | 81 yr 3 mo |
| Sep 2024 | Condominium | S$2,450,000 | 1,572 sqft | S$1,559 | 01-05 | 81 yr 4 mo |
| Sep 2024 | Condominium | S$2,150,000 | 1,345 sqft | S$1,598 | 06-10 | 81 yr 4 mo |
| Sep 2024 | Condominium | S$2,110,000 | 1,345 sqft | S$1,568 | 06-10 | 81 yr 4 mo |
| Sep 2024 | Condominium | S$1,980,000 | 1,356 sqft | S$1,460 | 01-05 | 81 yr 4 mo |
| Jul 2024 | Condominium | S$1,950,000 | 1,378 sqft | S$1,415 | 01-05 | 81 yr 6 mo |
| Jul 2024 | Condominium | S$1,950,000 | 1,345 sqft | S$1,449 | 01-05 | 81 yr 6 mo |
| May 2024 | Condominium | S$2,500,000 | 1,518 sqft | S$1,647 | 11-15 | 81 yr 8 mo |
| May 2024 | Condominium | S$2,283,000 | 1,345 sqft | S$1,697 | 11-15 | 81 yr 8 mo |
| May 2024 | Condominium | S$1,377,000 | 969 sqft | S$1,421 | 11-15 | 81 yr 8 mo |
| Apr 2024 | Condominium | S$2,118,400 | 1,324 sqft | S$1,600 | 06-10 | 81 yr 9 mo |
| Apr 2024 | Condominium | S$1,360,000 | 969 sqft | S$1,404 | 01-05 | 81 yr 9 mo |
| Jan 2024 | Condominium | S$2,120,000 | 1,259 sqft | S$1,683 | 11-15 | 82 yrs |
| Jan 2024 | Condominium | S$2,060,000 | 1,324 sqft | S$1,556 | 01-05 | 82 yrs |
| Nov 2023 | Condominium | S$2,100,000 | 1,292 sqft | S$1,626 | 06-10 | 82 yr 2 mo |
| Oct 2023 | Condominium | S$2,430,000 | 1,550 sqft | S$1,568 | 11-15 | 82 yr 3 mo |
| Oct 2023 | Condominium | S$1,788,888 | 1,378 sqft | S$1,298 | 01-05 | 82 yr 3 mo |
| Jul 2023 | Condominium | S$2,290,000 | 1,518 sqft | S$1,509 | 11-15 | 82 yr 6 mo |
| Jul 2023 | Condominium | S$1,850,000 | 1,227 sqft | S$1,508 | 06-10 | 82 yr 6 mo |
Showing the 40 most recent of 71 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
—551 sales
Waterfront Gold
S$1,659
+4.0%11 sales3.8% yield
Archipelago
S$1,638
+3.7%26 sales4.0% yield
Waterfront Key
S$1,748
+1.7%10 sales3.5% yield
Baywater
S$1,432
+1.9%10 sales4.0% yield
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.