Existing condo

Baywater

Bedok Reservoir Road · Bedok · District 16

: 99-year lease from 2001, about 74 years left · Completed 2006 (EdgeProp) · 232 homes

Recent sales, median: S$1,433; 11 sales in 12 months
Sales in 12 months: 11

PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.

Is it worth buying?

PropGPT financial score

73out of 100

Strong case on the numbers

Confidence: high, most figures known (100% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby22% of the scoreCosts 4% less than similar homes nearby; usually 3% less.	57	Costs 4% less than similar homes nearby; usually 3% less.
Rental yield vs typical17% of the scoreRent of about 3.5% of the price a year; typical is 3.2%.	76	Rent of about 3.5% of the price a year; typical is 3.2%.
Price vs other condos in the town11% of the score3% below the typical price of other condos in the town.	61	3% below the typical price of other condos in the town.
Value lost to the lease in the next 10 years11% of the scoreAbout 74 years left: the lease takes about 6.4% off its value in the next 10 years.	36	About 74 years left: the lease takes about 6.4% off its value in the next 10 years.
Nearby homes that beat the market11% of the score9 of 11 nearby projects beat the market.	100	9 of 11 nearby projects beat the market.
This condo's own prices vs the market11% of the scoreIts prices moved +30%; the whole market moved +21%.	80	Its prices moved +30%; the whole market moved +21%.
Distance to the MRT11% of the score126 m to the nearest station.	100	126 m to the nearest station.
Competing homes finishing nearby6% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 5Neutral 3Watch out 0Not known yet 0

Am I paying a fair price?

Price vs similar resale homes nearby · Neutral
Costs about 4% less than similar homes nearby
Condos usually sell for about 3% less than similar homes nearby (the middle figure of 1,298 existing condos PropGPT checked). This one is close to usual.
This condo
S$1,433 psf
Usual for a condo here
S$1,453 psf
Similar homes nearby
S$1,492 psf
Based on 113 resales, Nov 2025 to Nov 2026 · a rough guide only
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What it compares
Each of this condo's own resales (its own 11 resales in the last 12 months) against resale condos and apartments within 1.5 km of a similar size (within 20%), sold Nov 2025 to Nov 2026. Each resale price is scaled to this condo's lease, and to its building age (completed 2006) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.
The figures
This condo: S$1,433 psf, the median of its own 11 resales in the last 12 months.
Nearby resale: 10 of its 11 own sales are each compared with the median of nearby sales within 20% of its size, after the lease adjustment (113 nearby sales in all). The gap is the median of these per-sale gaps; S$1,492 psf is the nearby price that gap implies.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 113 of 113 nearby sales are also scaled to this condo's age (completed 2006), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
Gap: S$1,433 psf ÷ S$1,492 psf − 1 = −4%. Usual gap (the middle of 1,298 existing condos): −3%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Existing homes against existing homes, lease and building age adjusted, each sale against homes of its own size; but neighbours differ in condition, size of development and facilities.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view and facing are not adjusted. A condo whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other existing condos in Bedok · Neutral
About 3% below the typical price of other existing condos in Bedok
Priced like most of the homes you are likely to compare it with.
This condo
S$1,433 psf
Typical in Bedok
S$1,482 psf
Based on 173 condos · a rough guide only
Show the calculationHide the calculation
What it compares
Each of this condo's own resales (its own 11 resales in the last 12 months) against resales in other existing condos in the same town (URA planning area) of a similar size (within 20%), sold in the same period, each scaled to this condo's lease, and to its building age (completed 2006) where the other condo's completion year is known.
The figures
This condo: S$1,433 psf
11 of its 11 own sales are each compared with the median of sales of a similar size in 173 other existing condos in Bedok. The gap is the median of these per-sale gaps; S$1,482 psf is the town price that gap implies.
Age adjustment: 167 of the 173 other condos are also scaled to this condo's age (completed 2006), about 0.9% per year of difference. The other 6 have no known completion year and are not age-adjusted.
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same town, lease and building age adjusted, each sale against homes of its own size; but condition and distances to the MRT differ within a town.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · In your favour
About 3.5% of the price a year in rent, before costs
More than the typical 3.2% for existing condos, so rent would cover more of your costs if you let it out.
This condo
3.5%
Typical for existing condos
3.2%
Based on 541 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.
The figures
Nearby rent: S$4.24 per sq ft a month, median of 541 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.24 × 12 ÷ S$1,433 psf = 3.5%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this condo.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
Building age is not adjusted: a 25-year-old condo and a 3-year-old one count the same, so part of any gap is simply new against old.
How PropGPT works out every line
Lease · Neutral
99-year leasehold, about 74 years left
Worth about 88% of a freehold home now and about 82% in 10 years (SLA leasehold table).
Based on URA's title record
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What it compares
Years left on the lease, from URA's lease start year.
The figures
Lease value now: 88% of freehold; in 10 years: 82%.
SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How PropGPT works out every line
How nearby homes' prices moved · In your favour
9 of 11 nearby projects rose faster than the whole market
Homes around here have done better than the market in recent years. Past results do not guarantee future ones.
Based on 11 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
WATERFRONT KEY (211 m): +39% from 2022-Q2 to 2026-Q2; market +21%
THE CLEARWATER (241 m): +26% from 2022-Q1 to 2026-Q2; market +25%
WATERFRONT WAVES (255 m): +35% from 2022-Q1 to 2026-Q2; market +25%
AQUARIUS BY THE PARK (354 m): +32% from 2022-Q1 to 2026-Q2; market +25%
WATERFRONT GOLD (449 m): +23% from 2022-Q2 to 2026-Q2; market +21%
WATERFRONT ISLE (523 m): +38% from 2022-Q1 to 2026-Q2; market +25%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
How this condo's prices moved · In your favour
Prices moved +30% from 2022-Q2 to 2026-Q2; the whole market moved +21%
It has done better than the private market; owners here have gained more than most.
Based on 10 early and 11 recent sales
Show the calculationHide the calculation
What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.
The figures
+30% against the market's +21%.
In your favour when 5 percentage points or more ahead of the market; watch out when 5 or more behind.
How fair is this comparison?
Fair. The same condo at two times, but not the same units: the mix of sizes and floors sold differs.
What this check cannot see
A short period: from late 2021 at the earliest.
As the lease runs down, a leasehold condo is expected to lag freehold homes in the index.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · In your favour
126 m to Bedok Reservoir MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Bedok South (planned), 2,953 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.
The figures
URA pipeline of private homes not yet completed.
In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.
What this check cannot see
Completion years in URA's pipeline often shift by a year or more.
Land sold but not yet in URA's pipeline is not counted.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$58,350 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$1.77M: S$58,350 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales in the last 12 months · Fact
11 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Based on URA sales, Nov 2025 to Nov 2026
Completed · Fact
2006
Older buildings need more upkeep; very old ones may be en bloc candidates.
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The figures
From EdgeProp, checked 2026-10-22.
How PropGPT works out every line

PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What it costs

Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.

Size (bedrooms, a guess)	Typical size	Median price	Range	Sales
3-bedroom 1,000–1,399 sq ft	1,281 sq ft	S$1.77M	S$1.43M to S$1.98M	8 in 12 months
4-bedroom 1,400–1,899 sq ft	1,518 sq ft	S$2.21M	S$2.19M to S$2.23M	2 in 24 months
5+-bedroom 1,900 sq ft or more	2,266 sq ft	S$2.36M	S$1.92M to S$2.80M	2 in 12 months

Asking prices now

4-bedroomS$2.35M S$1,549 psf

A sample of listings on EdgeProp, checked 2026-10-22. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.

See current listings on EdgeProp, 99.co or PropertyGuru.

Stamp duty on S$1,775,000: S$58,350 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.

Recent sales

Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.

Month	Size	Floor	Price	PSF
Oct 2026	1,518 sq ft	11-15	S$2,226,000	S$1,466
Sept 2026	1,033 sq ft	01-05	S$1,480,000	S$1,433
Aug 2026	1,270 sq ft	06-10	S$1,880,000	S$1,480
Aug 2026	1,292 sq ft	11-15	S$1,865,000	S$1,443
Jun 2026	2,131 sq ft	06-10	S$1,920,000	S$901
Jun 2026	1,044 sq ft	01-05	S$1,425,000	S$1,365
May 2026	2,400 sq ft	16-20	S$2,800,888	S$1,167
May 2026	1,292 sq ft	06-10	S$1,980,000	S$1,533
Apr 2026	1,044 sq ft	11-15	S$1,508,888	S$1,445
Feb 2026	1,302 sq ft	01-05	S$1,750,000	S$1,344
Dec 2025	1,302 sq ft	06-10	S$1,800,000	S$1,382
Aug 2025	1,055 sq ft	01-05	S$1,350,100	S$1,280
Aug 2025	1,518 sq ft	11-15	S$2,188,888	S$1,442
May 2025	1,270 sq ft	06-10	S$1,860,000	S$1,465
May 2025	2,282 sq ft	16-20	S$2,550,000	S$1,117
Feb 2025	1,281 sq ft	06-10	S$1,800,000	S$1,405
Sept 2024	1,302 sq ft	06-10	S$1,828,000	S$1,404
Sept 2024	1,044 sq ft	06-10	S$1,400,000	S$1,341
May 2024	1,044 sq ft	06-10	S$1,360,000	S$1,303
Apr 2024	1,518 sq ft	11-15	S$2,108,000	S$1,389

Location

Nearest mrt station: Bedok Reservoir MRT Station; 126 m · ~2 min walk
Nearest school: Yu Neng Primary School; 395 m · ~5 min walk
Nearest park: Bedok Town Pk; 1.0 km · ~13 min walk
Nearest supermarket: Cold Storage Singapore (1983) Pte Ltd; 493 m · ~7 min walk

BaywaterMRT stationSchoolParkSupermarket

URA gives one map point per condo. Open data from LTA, NParks, MOE and SFA (data.gov.sg). Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Compare Baywater with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.

Sign in to start buying a home hereEvery step from the option to purchase to completion, with deadlines and amounts. You do not need an agent of your own.