Baywater
Bedok Reservoir Road · D16 · Outside central region · Condominium
The median sale at Baywater was $1,680,000 — $1,265 psf — across 44 transactions between Nov 2021 and Sept 2026. 99-year lease from 2001.
What it costs per month of lease
A lease is a wasting asset. Spread the median price across the months of lease that are left and the figure is comparable between a dear flat with a long lease and a cheap one with a short one — which is the comparison a price alone cannot make.
This is the purchase price divided by the lease, and nothing else. It excludes stamp duty, the interest on a mortgage, maintenance and property tax. The calculator adds those.
Year by year
Too few sales in one or both ends of the window to quote a change, so the years are given as they are.
- 2021two sales$1090
- 2022eight sales$1102
- 202314 sales$1242
- 2024five sales$1389
- 2025six sales$1394
- 2026nine sales$1432
Show the figures
| Year | Median price | Per sq ft | Sales |
|---|---|---|---|
| 2021 | $1,415,000 | $1,090 psf | 2 |
| 2022 | $1,335,000 | $1,102 psf | 8 |
| 2023 | $1,680,000 | $1,242 psf | 14 |
| 2024 | $1,780,000 | $1,389 psf | 5 |
| 2025 | $1,830,000 | $1,394 psf | 6 |
| 2026 | $1,865,000 | $1,432 psf | 9 |
What it rents for
URA’s median of rental contracts lodged at Baywater in 2024Q3, per square foot per month.
Gross, and the word is doing work. It is before property tax, maintenance and sinking fund, agent commission on each new tenancy, the months between tenants, income tax on the rent, and the mortgage. A net figure would need assumptions about a particular buyer that this site does not get to make.
Other developments in D16
- Pinery Residences · $2,548 psf
- Vela Bay · $2,867 psf
- The Bayshore · $1,302 psf
- Eco · $1,484 psf
- The Glades · $1,646 psf
- Urban Vista · $1,541 psf
- Grandeur Park Residences · $1,906 psf
- Archipelago · $1,481 psf
Transactions from the Urban Redevelopment Authority, covering Oct 2021 to Oct 2026. URA publishes a rolling five-year window; months before it are held in this site’s own archive. A caveat is lodged after a sale is agreed, so the most recent weeks are always incomplete.