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Completed 2006

Baywater

D16 · Bedok / Upper East Coast · 806 Bedok Reservoir Road

A 232-unit condo in D16, completed in 2006, on a 99-year lease from 2001 with about 73 years left. Developed by BEDOK PROPERTIES PTE LTD.

Source: Condo master (URA caveats); URA transactions, Sep 2026

73 yrs
Lease left
$1,349
Avg $psf, 12 months
10
Sales, 12 months
2006
Completed
Floor plans →
02 — Prices

Baywater prices

Last 12 months
10
Sales
$1,349
Average $psf
$901 – $1,533
$psf range
$1.43M – $2.8M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
2-Bedroom3 sales$1,414 psf$1.43M – $1.51M1,033–1,044 sq ft
3-Bedroom6 sales$1,392 psf$1.75M – $2.8M1,270–2,400 sq ft

Bedroom types are worked out by matching each sale's unit number or size to Baywater's floor plans. Nearly all of its recorded sales could be matched; the rest are left out of this table.

Average $psf by year
2015
$803
2016
$902
2017
$824
2018
$959
2019
$1,012
2020
$957
2021
$1,022
2022
$1,106
2023
$1,216
2024
$1,368
2025
$1,348
2026
$1,346
Latest five sales
DateSizePrice$psf
4 Sep 20261,033 sq ft · 2-Bedroom$1.48M$1,432 psf
25 Aug 20261,270 sq ft · 3-Bedroom$1.88M$1,480 psf
24 Aug 20261,292 sq ft · 3-Bedroom$1.87M$1,444 psf
17 Jun 20261,044 sq ft · 2-Bedroom$1.43M$1,365 psf
12 Jun 20262,131 sq ft$1.92M$901 psf
Compared with nearby condos

Bedroom types are worked out by matching each sale's size to the floor plans we hold, so only sales we could match are counted. Treat these as a guide.

Source: URA caveats, Sep 2026. The 2026 average covers Jan–Sep.

03 — Lease
73years left of 99
2001Ends 2100

99-year lease from 19 Mar 2001. About 73 years remain as of Sep 2026.

Source: Condo master (URA caveats)

04 — Unit mix

Baywater floor plans by bedroom type

14 layouts, from a 1,054 sq ft 2-bedroom to a 2,906 sq ft 4-bedroom. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range
2-Bedroom 4 1,054 – 1,808 sq ft 4 layouts · 1,054 – 1,808 sq ft
B4p1,808 sq ft B4b1,140 sq ft B41,054 sq ft
3-Bedroom 7 1,291 – 2,411 sq ft 7 layouts · 1,291 – 2,411 sq ft
C1p12,281 sq ft C2b1,367 sq ft C1b11,377 sq ft C2p2,411 sq ft C11,291 sq ft
4-Bedroom 3 1,528 – 2,906 sq ft 3 layouts · 1,528 – 2,906 sq ft
D1b1,603 sq ft D1p2,906 sq ft D11,528 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

05 — Location

Near Baywater

MRT stations
DT Bedok Reservoir 70 m · 1 min walk
DT Tampines West 1.1 km
EW Bedok 1.5 km
DT Bedok North 1.7 km
Primary schools
Within 1 km
Yu Neng Primary School 360 m
Red Swastika SchoolPopular 400 m
Fengshan Primary School 820 m
Within 2 km
St. Anthony's Canossian Primary School 1.0 km
Damai Primary School 1.3 km
Junyuan Primary School 1.4 km
St. Hilda's Primary SchoolPopular 1.5 km
Bedok Green Primary School 1.6 km
Tampines Primary School 1.9 km
Everyday amenities
Park Bedok Reservoir Park 130 m · 2 min
Clinic Island Family Clinic (Bedok) 440 m · 5 min
Supermarket Cold Storage / Giant 900 m · 11 min
Hawker centre Kaki Bukit 511 Market and Food Centre 870 m · 10 min
Map of the area around Baywater

Source: OneMap walking routes, Sep 2026

06 — Nearby

Condos and supply around Baywater

Upcoming supply
New Upper Changi Road1.4 km · about 983 units · 3.16 ha Awarded · $16,545 psm GFA · Sep 2026
Bedok Rise2.1 km · about 361 units · 2.03 ha Awarded · $14,315 psm GFA · Dec 2025
Bayshore Road2.8 km · about 490 units · 1.05 ha Awarded · $14,945 psm GFA · Mar 2025
Bayshore Drive3.0 km · about 1,658 units · 5.74 ha Awarded · $14,244 psm GFA · Jul 2026

Source: URA transactions; URA land sales; OneMap distances, Sep 2026

07 — From Stacked

Stacked articles on Baywater

Sep 2026 Laguna Green Tops Best Performing Two-Bedroom Condos In Bedok Dec 2025 How A Once “Ulu” Condo Launched In 1997 Became A Top Performer Mar 2023 The Ultimate List Of 220 Condos With Sea/Waterfront Views May 2019 Condo With Basketball Court: 52 condos to choose from! Nov 2018 Property Developers in Singapore: Top 10 local developers in 2018

Source: Stacked Homes editorial

08 — FAQ

Questions about Baywater

How many years are left on the lease at Baywater?

About 73 years. It is a 99-year lease from 2001.

When was Baywater completed?

2006.

How many units does Baywater have?

232 units, up to 16 storeys.

What sizes are the 2-bedroom units?

1,054 to 1,808 sq ft across four layouts.

What is the price psf at Baywater?

10 sales in the last 12 months averaged $1,349 psf, ranging from $901 to $1,533 psf.

What did the latest sale go for?

A 1,033 sq ft unit sold for $1.48M ($1,432 psf) on 4 Sep 2026.

What is the nearest MRT station?

Bedok Reservoir (DT), a 1-minute walk (70 m). Tampines West (DT) is 1.1 km away.

Which primary schools are within 1 km?

Yu Neng Primary School, 360 m away, Red Swastika School, 400 m away and Fengshan Primary School, 820 m away.

Who developed Baywater?

BEDOK PROPERTIES PTE LTD.

Answers generated from the data on this page, Sep 2026