District 16 · Bedok · OCR
Baywater
Bedok Reservoir Road · Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,370
-11.4% vs district median
Gross yield
3.4%
median rent $4,475/mo
3-year gain
12.7%
Transactions · 5y
42
8 in last 12 months
Nearest MRT
Bedok Reservoir Mrt Station · 113.803m
DTL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+133% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential37 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Yu Neng Primary School 352m · Phase 2C 1.4× balloted · Red Swastika School 414m · Phase 2C 2.3× balloted · Fengshan Primary School 814m · Phase 2C 1.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok Green Secondary School · 427m
Food
Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market And Food Centre) · 472m - 2 hawker centres within 1km
Green
Bedok Town Pk · 567m - 2 parks within 1km
Mall
Djitsun Mall Bedok · 1.3km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.2km
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
276,990
Median age
45 yrs
43% under 40 · getting older
Children 0–9
21,280
▼ 15% since 2015 · future P1 demand
Household size
3.1 avg
Homes
63% HDB
20% condo · 16% landed
Degree holders
34%
residents 15+
Commute
55% transit
24% drive
45 min+ to work
23%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,395 psf - 6% above units on floors 1–5 ($1,312 psf).
Price trend average PSF by year
2021
$1,048
2022
$1,106
+5.5%
2023
$1,216
+9.9%
2024
$1,368
+12.5%
2025
$1,348
-1.5%
2026
$1,371
+1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,850/mo | $3.67 | 3.2% | 44 |
| 3BR | $5,000/mo | $4.00 | 3.5% | 58 |
| 4BR | $5,500/mo | $3.55 | 3.1% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,425,000 | 1,044 | $1,365 | 01-05 |
| May 2026 | $2,800,888 | 2,400 | $1,167 | 16-20 |
| May 2026 | $1,980,000 | 1,292 | $1,533 | 06-10 |
| Apr 2026 | $1,508,888 | 1,044 | $1,445 | 11-15 |
| Feb 2026 | $1,750,000 | 1,302 | $1,344 | 01-05 |
| Dec 2025 | $1,800,000 | 1,302 | $1,382 | 06-10 |
| Aug 2025 | $2,188,888 | 1,518 | $1,442 | 11-15 |
| Aug 2025 | $1,350,100 | 1,055 | $1,280 | 01-05 |
| May 2025 | $2,550,000 | 2,282 | $1,117 | 16-20 |
| May 2025 | $1,860,000 | 1,270 | $1,464 | 06-10 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Baywater actually sell for - this project trades at 2.0× the nearest block’s PSF.