Projects
BAYWATER
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 812 BEDOK RESERVOIR ROAD BAYWATER SINGAPORE 479242
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Condominium, Non-Landed Properties 158 transactions 99-year leasehold from 2001 Updated Feb 2026
Property image pending
Project read
Quick summary about BAYWATER
Baywater is a 99-year leasehold from 2001 condominium, non-landed properties in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. Baywater currently has 119 rental contracts and 39 sale transactions, covering May 2021 to Feb 2026.
- Typical rent is $4,100 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,580,000, with median sale PSF at $1,223 psf and total recorded sale value of $63.0M.
- Rent is down 8.1% over the last 3 months. Sale PSF is down 0.8% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2001
Property type Condominium, Non-Landed Properties
Sale records 39 resale transactions
Total sold value $63.0M
Data coverage
URA records on this page start May 2021 and run through Feb 2026.
Rental contracts 119 May 2021 to Feb 2026
Sale transactions 39 Jun 2021 to Jan 2026
Rent trend -8.1% Last 3 months
Sale PSF trend -0.8% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BEDOK RESERVOIR MRT STATION (DT30) 0.06 km away
TAMPINES WEST MRT STATION (DT31) 1.16 km away
BEDOK MRT STATION (EW5) 1.49 km away
Schools nearby
YU NENG PRIMARY SCHOOL 0.36 km away
BEDOK GREEN SECONDARY SCHOOL 0.43 km away
DAMAI SECONDARY SCHOOL 0.57 km away
FENGSHAN PRIMARY SCHOOL 0.82 km away
Amenities
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 6.08 km away
GIANT SUPERMARKET LOYANG POINT Daily needs · 4.87 km away
TAMPINES PARK CONNECTOR Park / green link · 2.24 km away
MARKET & HAWKER CENTRE (BLK 538 BEDOK NORTH STREET 3) Food centre · 1.02 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,100 32 rental contracts in view
Latest median sale PSF $1,344 psf 9 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Feb 2026 1 $4,100 0 - -
Jan 2026 0 - 1 $1,344 psf $1,750,000
Nov 2025 2 $4,250 1 $1,382 psf $1,800,000
Oct 2025 2 $4,450 0 - -
Sept 2025 2 $4,625 0 - -
Aug 2025 2 $4,550 0 - -
Jul 2025 0 - 2 $1,361 psf $1,769,494
Jun 2025 3 $5,500 0 - -
May 2025 2 $5,000 0 - -
Apr 2025 2 $4,525 2 $1,291 psf $2,205,000
Mar 2025 1 $4,000 0 - -
Feb 2025 1 $5,600 0 - -
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1998 EAST MEADOWS 1.7 km away 442 transactions
- Median rent
- $4,100
- Median sale PSF
- $1,158 psf
- Median rent
- $3,800
- Median sale PSF
- $1,276 psf
- Median rent
- $4,000
- Median sale PSF
- $1,196 psf
- Median rent
- $3,600
- Median sale PSF
- $1,260 psf
- Median rent
- $3,800
- Median sale PSF
- $1,187 psf
- Median rent
- $4,200
- Median sale PSF
- $1,140 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,800 $3,660 47
3 bed $5,000 $4,543 61
4 bed $5,500 $5,650 11
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $4,000 $3,967 3
1,000 to 1,100 sqft $3,800 $3,639 44
1,200 to 1,300 sqft $4,900 $4,505 31
1,300 to 1,400 sqft $5,000 $4,562 26
1,400 to 1,500 sqft $3,500 $4,333 3
1,500 to 1,600 sqft $5,500 $5,650 11
2,300 to 2,400 sqft $5,900 $5,900 1
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,350,100 $1,161 psf 11
06 to 10 $1,645,000 $1,284 psf 16
11 to 15 $1,780,000 $1,265 psf 9
16 to 20 $2,550,000 $1,117 psf 3
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
BAYWATER shows a typical monthly rent of $4,100 across 119 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,100
Rental contracts 119
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at BAYWATER point to a typical sale price of $1,580,000 and $1,223 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,580,000
Median PSF $1,223 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2001 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. BAYWATER has 39 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $63.0M
Latest update Feb 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D16 to compare BAYWATER against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
BAYWATER FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at BAYWATER?
Based on the URA rental records currently loaded for BAYWATER, the median monthly rent is $4,100 across 119 rental contracts.
What is the typical sale price at BAYWATER?
The median sale price for BAYWATER is $1,580,000, based on 39 URA sale transactions in the local dataset.
What is the median sale PSF at BAYWATER?
The median sale price per square foot for BAYWATER is $1,223 psf. The average sale PSF is $1,218 psf.
Is BAYWATER freehold or leasehold?
BAYWATER is listed as 99-year leasehold from 2001. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is BAYWATER located?
BAYWATER is located at 812 BEDOK RESERVOIR ROAD BAYWATER SINGAPORE 479242 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the BAYWATER transaction data?
The URA records on this page start from May 2021 and run through Feb 2026. The page is rebuilt after local data refresh runs.