Baywater

45 filed transactions · District 16 · OCR

Median, per square foot
1,265 psf
Observed range
S$834 — S$1,533 psf45 filed transactions · 55% low to highS$1,650k median filed price
▲ 3.1% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Sep '22 · S$1,120kSep '26 · S$1,480k

The transactions behind those figures

20 of 45 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

96 sqm · floor 01-05Condominium · Resale · 2026-09
S$1,480,000$1432 psf
120 sqm · floor 11-15Condominium · Resale · 2026-08
S$1,865,000$1444 psf
118 sqm · floor 06-10Condominium · Resale · 2026-08
S$1,880,000$1480 psf
198 sqm · floor 06-10Condominium · Resale · 2026-06
S$1,920,000$901 psf
97 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,425,000$1365 psf
120 sqm · floor 06-10Condominium · Resale · 2026-05
S$1,980,000$1533 psf
223 sqm · floor 16-20Condominium · Resale · 2026-05
S$2,800,888$1167 psf
97 sqm · floor 11-15Condominium · Resale · 2026-04
S$1,508,888$1445 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project-4.6%

Floors 16+ against floors 1–5, Baywater only. Median S$1,117 psf up top from 4 sales, S$1,171 psf low down from 13.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +3.2% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,3601,289
06-10S$1,472744
11-15S$1,442557
16-20S$1,337116
21-25S$1,40489
26-30S$1,50066

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Bedok Reservoir
116m
Primary schools within 1km
3
nearest 363m
Primary schools · straight-line distance
6 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Bedok Reservoir116m
  • Tampines West1.1km
  • Bedok1.5km
Also nearby
  • Hawker centreBedok North Street 3 Blk 511 (Kaki Bukit 511 Market and Food Centre)474m
  • ParkBedok Town PK960m
  • Preschools6 within 1kmnearest 417m
  • Other schoolsBedok Green Secondary School428m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

3projects within 300m
$1,409–$1,728the middle half, per sq ft
$1,636median of those sales

From 60 filed sales, at most the 20 most recent per project — 3 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Waterfront Key101m2026-0906-10117 sqm$1,950
Waterfront Waves284m2026-0911-15123 sqm$1,677
Waterfront Key101m2026-0801-0579 sqm$1,750
Waterfront Key101m2026-0806-10141 sqm$1,878
Waterfront Key101m2026-0701-05122 sqm$1,803
The Clearwater240m2026-0711-15129 sqm$1,476
Waterfront Waves284m2026-0701-0592 sqm$1,503
Waterfront Key101m2026-0611-15109 sqm$1,849
Waterfront Key101m2026-0611-15113 sqm$1,809
Waterfront Waves284m2026-0606-10123 sqm$1,662
The Clearwater240m2026-0501-05135 sqm$1,342
The Clearwater240m2026-0511-15114 sqm$1,516
Waterfront Key101m2026-0401-0578 sqm$1,667
Waterfront Key101m2026-0406-10116 sqm$1,746
Waterfront Key101m2026-0201-05112 sqm$1,715
Waterfront Key101m2025-1011-15113 sqm$1,659
Waterfront Key101m2025-1011-15113 sqm$1,727
Waterfront Key101m2025-0901-05134 sqm$1,706

The 18 most recent of 60 at this radius. Storey bands as published; no feed carries a unit number.

The land under Baywater

HDB put this parcel out to tender and names Baywater as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched4 Oct 2000
  2. Tender closed30 Nov 20006 bids received
  3. Awarded20 Dec 2000Allgreen Properties Limited / Overdale Pte Ltd
  4. Winning tenderS$63,830,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Bedok S15 Bedok Reservoir Rd / Bedok North Ave 3
Site area
10,537 sq m
Lease
99 yrs
Plot ratio
2.5
Gross floor area
Not published
Sold as
Condominium
Every bid — all 6, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Allgreen Properties Ltd & Overdale Pte LtdS$63,830,000—
2Wingrand Investment Pte LtdS$61,220,000S$2,610,000 · 4.1%
3Sino Holdings (Singapore) Pte LtdS$59,818,000S$4,012,000 · 6.3%
4Centrepoint Properties LtdS$55,200,000S$8,630,000 · 13.5%
5Ho Bee Developments Pte LtdS$51,180,000S$12,650,000 · 19.8%
6Torbernite Pte LtdS$48,939,779S$14,890,221 · 23.3%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 20 Dec 2000 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Baywater”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,650,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,650,000

Your figures · CPF interest estimated
Sale priceS$1,650,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$38,770
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,228,814
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

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Rough timing
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