Overview & Key Facts
BAYWATER is a 99 yrs lease commencing from 2001 condominium at BEDOK RESERVOIR ROAD in District 16 (OCR), developed by BEDOK PROPERTIES PTE LTD, comprising 232 units, completed in 2006.
Location & Connectivity
BAYWATER is approximately 30m from Bedok Reservoir MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bedok Reservoir | Downtown Line | 30m |
| Tampines West | Downtown Line | 1.2 km |
| Bedok | East-West Line | 1.5 km |
Schools & Education
11 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Temasek Polytechnic | Tertiary | 920m |
| Institute of Technical Education (College East) | Tertiary | 970m |
| Casuarina Primary School | Primary | 1.2 km |
| Tampines Meridian Junior College | Jc | 1.2 km |
| Temasek Primary School | Primary | 1.5 km |
| Bedok North Secondary School | Secondary | 1.6 km |
| Temasek Junior College | Jc | 1.7 km |
| Opera Estate Primary School | Primary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 34 | $1,237 psf | $1,471,952 |
| 4 BR | 10 | $1,183 psf | $1,802,689 |
| 5+ BR | 4 | $1,070 psf | $2,556,472 |
Market Position
BAYWATER has recorded 48 sales at an average price of $1,631,232.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BAYWATER typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,502/mo | $1,471,952 | 3.67% |
| 4 BR | $5,479/mo | $1,802,689 | 3.65% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 10 | $1,051 psf | — |
| 2022 | 8 | $1,106 psf | ↑ 5.2% |
| 2023 | 14 | $1,216 psf | ↑ 10.0% |
| 2024 | 5 | $1,367 psf | ↑ 12.4% |
| 2025 | 6 | $1,349 psf | ↓ 1.4% |
| 2026 | 5 | $1,371 psf | ↑ 1.6% |
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BAYWATER prices sit at a fresh series high after a 1.6% gain on the prior period, now 30.4% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
Lease Analysis
With 74 years remaining on its 99-year lease, BAYWATER still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 74 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 8 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, sports / active lifestyle, long-term hold (10+ yr) and cpf-only buyers. Located ~33m from Bedok Reservoir MRT, this property is a comfortable daily walk for transit commuters.
For heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BAYWATER is a 99 yrs lease commencing from 2001 development in District 16 (OCR), with 232 units, offering a gross yield of 3.1%.
At ~$1,359 psf, it represents a competitive entry point in the OCR segment.
Explore the full BAYWATER dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BAYWATER against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BAYWATER?
Is BAYWATER freehold?
What is the rental yield for BAYWATER?
Which MRT is nearest to BAYWATER?
Sources & Next Steps
- BAYWATER Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 48 transactions
- Rental data: 127 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 48 records analysed · Source: URA private-sale caveats