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, Nov 2026

73 yrs

Lease left

$1,360

Avg $psf, 12 months

Sales, 12 months

2006

Completed

Floor plans →

What brings you to Baywater?

Buying here? Get a second opinion. 3-bedders here sold for $1.75M to $2.801M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion

02 — Prices

Baywater prices

Last 12 months

Sales

$1,360

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

4-Bedroom1 sale$1,467 psf$2.23M1,518 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

900–1,099 sq ft3 sales$1,414 psfAvg $1.47M$1.43M – $1.51M

1,100–1,299 sq ft3 sales$1,486 psfAvg $1.91M$1.87M – $1.98M

1,300–1,599 sq ft3 sales$1,398 psfAvg $1.93M$1.75M – $2.23M

2,000–2,499 sq ft2 sales$1,034 psfAvg $2.36M$1.92M – $2.8M

Average $psf by year

In 2025, sales here averaged $1,348 psf, 20% below the D16 average of $1,689 psf for private homes (condos, apartments and ECs).

This condoD16 average

$2,400 $1,550 $700

$803

2015’15

$902

2016’16

$824

2017’17

$959

2018’18

$1,012

2019’19

$957

2020’20

$1,022

2021’21

$1,106

2022’22

$1,216

2023’23

$1,368

2024’24

$1,348

2025’25

$1,358

2026’26

Show as a table

Year	This condo	D16 average
2026	$1,358	$2,295
2025	$1,348	$1,689
2024	$1,368	$1,535
2023	$1,216	$1,588
2022	$1,106	$1,414
2021	$1,022	$1,185
2020	$957	$1,123
2019	$1,012	$1,110
2018	$959	$1,182
2017	$824	$1,205
2016	$902	$1,160
2015	$803	$1,136

Sales by year

209 sales since 2007; the busiest year was 2007 with 35. The 2026 bar covers Jan–Nov.

Show as a table

Year	Resale	Total
2026	10	10
2025	6	6
2024	5	5
2023	14	14
2022	8	8
2021	12	12
2020	8	8
2019	7	7
2018	11	11
2017	7	7
2016	2	2
2015	4	4
2014	8	8
2013	3	3
2012	11	11
2011	8	8
2010	21	21
2009	17	17
2008	12	12
2007	35	35

Sales in the last two years

16 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

26 Oct 2026#11-XX1,518 sq ft · 4-Bedroom$2.23M$1,467 psfResale

4 Sep 2026#04-XX1,033 sq ft · 2-Bedroom$1.48M$1,432 psfResale

25 Aug 2026#09-XX1,270 sq ft · 3-Bedroom$1.88M$1,480 psfResale

24 Aug 2026#13-XX1,292 sq ft · 3-Bedroom$1.87M$1,444 psfResale

17 Jun 2026#03-XX1,044 sq ft · 2-Bedroom$1.43M$1,365 psfResale

12 Jun 2026#10-XX2,131 sq ft$1.92M$901 psfResale

28 May 2026#10-XX1,292 sq ft · 3-Bedroom$1.98M$1,533 psfResale

25 May 2026#16-XX2,400 sq ft · 3-Bedroom$2.8M$1,167 psfResale

30 Apr 2026#14-XX1,044 sq ft · 2-Bedroom$1.51M$1,445 psfResale

26 Feb 2026#03-XX1,302 sq ft · 3-Bedroom$1.75M$1,344 psfResale

Show all 16 sales

Compared with nearby condos

Compared with D16 and the five nearest similar condos · average $psf and price, all unit sizes

BaywaterThis condo · 99-yr from 2001 · 11 sales, last 12 months $1,360 psfavg $1.88M

D16 medianAll condo sales, last 12 months $2,524 psfavg $1.89M

Waterfront Key210 m · 2012 · 99-yr from 2007 · 9 sales $1,796 psfavg $2.13M The Clearwater240 m · 2001 · 99-yr from 1997 · 6 sales $1,418 psfavg $1.93M Waterfront Waves260 m · 2011 · 99-yr from 2007 · 9 sales $1,656 psfavg $2.48M Aquarius by the Park350 m · 2001 · 99-yr from 1996 · 22 sales $1,336 psfavg $1.57M Waterfront Gold440 m · 2014 · 99-yr from 2009 · 11 sales $1,691 psfavg $1.76M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Baywater rent

Leases starting Sep 2025–Aug 2026

Leases

$5,000

Median rent a month

$1.88M

Avg sale price, 12 months

3.2%

Est. gross yield

D16 median rent: $3,925 a month; est. gross yield 2.3%.

By bedroom type

TypeLeasesMedian rentMiddle halfD16 medianEst. yield

2-Bedroom7 leases$4,100 median$3,900 – $4,150D16 $3,8003.3% yield

3-Bedroom8 leases$5,100 median$5,000 – $5,188D16 $4,8003.0% yield

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

BaywaterThis condo · 99-yr from 2001 · 15 leases 3.2%$5,000 median rent

D16 medianAll condo leases, same months 2.3%$3,925 median rent

Waterfront Key210 m · 2012 · 99-yr from 2007 · 50 leases 2.9%$5,100 median rent The Clearwater240 m · 2001 · 99-yr from 1997 · 39 leases 3.0%$4,800 median rent Waterfront Waves260 m · 2011 · 99-yr from 2007 · 27 leases 2.7%$5,500 median rent Aquarius by the Park350 m · 2001 · 99-yr from 1996 · 75 leases 3.3%$4,250 median rent Waterfront Gold440 m · 2014 · 99-yr from 2009 · 64 leases 2.7%$4,000 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease

73years left of 99

2001Ends 2100

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

Source: Condo master (URA caveats)

05 — 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

06 — Location

Near Baywater

MRT stations

DT Bedok Reservoir 70 m · 1 min walk

DT Tampines West 1.2 km · 15 min walk

DT Bedok North 2.0 km · 23 min walk

EW Bedok 2.2 km · 27 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

Yu Neng Primary School 360 m · 9 min walk

Red Swastika SchoolPopular 400 m · 6 min walk

Fengshan Primary School 820 m · 15 min walk

Within 2 km

St. Anthony's Canossian Primary School 1.0 km · 17 min walk

Damai Primary School 1.3 km · 19 min walk

Junyuan Primary School 1.4 km · 19 min walk

St. Hilda's Primary SchoolPopular 1.5 km · 22 min walk

Bedok Green Primary School 1.6 km · 25 min walk

Tampines Primary School 1.9 km · 26 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

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, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around Baywater

Closest condos

Waterfront Key210 m · 2012 · 99-yr from 2007 avg $2.13M$1,796 psf The Clearwater240 m · 2001 · 99-yr from 1997 avg $1.93M$1,418 psf Waterfront Waves260 m · 2011 · 99-yr from 2007 avg $2.48M$1,656 psf Aquarius by the Park350 m · 2001 · 99-yr from 1996 avg $1.57M$1,336 psf

New launches within 2 km

Rivelle Tampines890 m · 99-yr avg $2.01M$1,933 psf Pinery Residences980 m · 99-yr avg $2.19M$2,551 psf

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, Nov 2026

08 — From Stacked

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?

11 sales in the last 12 months averaged $1,360 psf, ranging from $901 to $1,533 psf.

What did the latest sale go for?

A 1,518 sq ft unit sold for $2.23M ($1,467 psf) on 26 Oct 2026.

How much is the rent at Baywater?

Leases starting Sep 2025–Aug 2026 had a median rent of $5,000 a month ($4,100 for a 2-bedroom and $5,100 for a 3-bedroom). That is an estimated gross yield of about 3.2%, before costs.

What is the nearest MRT station?

Bedok Reservoir (DT), a 1-minute walk (70 m). Tampines West (DT) is 1.2 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, Nov 2026

Baywater

Baywater prices

Baywater rent

Baywater floor plans by bedroom type

Near Baywater

Condos and supply around Baywater

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Questions about Baywater