Baywater
Bedok Reservoir Road · District 16 · Outside Central Region · 99 yrs lease commencing from 2001
Over the last 12 months to Oct 2026, 10 units at Baywater sold at a median of S$1,407 psf (from S$901 to S$1,533); the median price was S$1,832,500.
That is 7.7% below the District 16 median over the same 12 months (S$1,524 psf, 627 sales).
Source: URA private residential transactions and rentals, data to Oct 2026, updated 2026-10-28. · How we calculate
See on the map with nearby homes and schools →
Median price per sq ft over time
Show the figures
| Year | Median psf | Sales |
|---|---|---|
| 2026 | S$ 1,432 | 9 |
| 2025 | S$ 1,394 | 6 |
| 2024 | S$ 1,389 | 5 |
| 2023 | S$ 1,242 | 14 |
| 2022 | S$ 1,102 | 8 |
| 2021 | too few sales | 2 |
How prices moved, like for like
- 1,000–1,299 sqft: S$1,099 → S$1,445 psf (+31.4%) since the first 12 months from Nov 2021
Compared within the same unit size, so a year of mostly small or large units doesn't read as a price change.
Price by floor band and unit size (5 years)
| Floor band | 1,000–1,299 sqft | 1,300 sqft and above |
|---|---|---|
| 16-20 | — | S$ 1,139 (4, -9.9%) |
| 11-15 | S$ 1,401 (5, +10.8%) | S$ 1,289 (5, +1.9%) |
| 06-10 | S$ 1,332 (12, +5.3%) | S$ 1,186 (5, -6.3%) |
| 01-05 | S$ 1,166 (12, -7.8%) | — |
Median psf, (number of sales, difference from this project's median). URA reports floor bands of 5 storeys, not exact floors or stacks.
Types of sale
- Resale: 44 sales — resold after completion
Recent sales
| Month | Size | Price | Price psf | Floor band | Type |
|---|---|---|---|---|---|
| Sep 2026 | 1,033 sqft | S$ 1,480,000 | S$ 1,432 | 01-05 | Resale |
| Aug 2026 | 1,292 sqft | S$ 1,865,000 | S$ 1,444 | 11-15 | Resale |
| Aug 2026 | 1,270 sqft | S$ 1,880,000 | S$ 1,480 | 06-10 | Resale |
| Jun 2026 | 1,044 sqft | S$ 1,425,000 | S$ 1,365 | 01-05 | Resale |
| Jun 2026 | 2,131 sqft | S$ 1,920,000 | S$ 901 | 06-10 | Resale |
| May 2026 | 1,292 sqft | S$ 1,980,000 | S$ 1,533 | 06-10 | Resale |
| May 2026 | 2,400 sqft | S$ 2,800,888 | S$ 1,167 | 16-20 | Resale |
| Apr 2026 | 1,044 sqft | S$ 1,508,888 | S$ 1,445 | 11-15 | Resale |
| Feb 2026 | 1,302 sqft | S$ 1,750,000 | S$ 1,344 | 01-05 | Resale |
| Dec 2025 | 1,302 sqft | S$ 1,800,000 | S$ 1,382 | 06-10 | Resale |
| Aug 2025 | 1,055 sqft | S$ 1,350,100 | S$ 1,280 | 01-05 | Resale |
| Aug 2025 | 1,518 sqft | S$ 2,188,888 | S$ 1,442 | 11-15 | Resale |
| May 2025 | 1,270 sqft | S$ 1,860,000 | S$ 1,464 | 06-10 | Resale |
| May 2025 | 2,282 sqft | S$ 2,550,000 | S$ 1,117 | 16-20 | Resale |
| Feb 2025 | 1,281 sqft | S$ 1,800,000 | S$ 1,405 | 06-10 | Resale |
Rents, last 12 months
- 2-bedroom: S$ 3,975/mo (S$3,700–S$5,000, 5 contracts)
- 3-bedroom: S$ 5,150/mo (S$4,800–S$5,300, 7 contracts)
Primary schools within 2 km
Straight-line distance from the project's URA map point. MOE measures from your home building to the school boundary, so check your exact address on OneMap. How distance is measured
Other projects within 1 km
- Waterfront Key ≈ 0.21 km · S$ 1,803 psf (9)
- The Clearwater ≈ 0.24 km · S$ 1,409 psf (8)
- Waterfront Waves ≈ 0.25 km · S$ 1,671 psf (9)
- Aquarius By The Park ≈ 0.35 km · S$ 1,356 psf (22)
- Waterfront Gold ≈ 0.45 km · S$ 1,659 psf (11)
- Waterfront Isle ≈ 0.52 km · S$ 1,709 psf (16)
Questions
- What is the price per sq ft at Baywater?
- Over the last 12 months to Oct 2026, 10 units sold at a median of S$1,407 psf, from S$901 to S$1,533 (URA).
- Which primary schools are within 1 km of Baywater?
- By straight-line distance: Yu Neng Primary School, Red Swastika School, Fengshan Primary School. Check your exact address on OneMap for MOE's official band.
- How much do units at Baywater rent for?
- 12 rental contracts in the last 12 months, by bedrooms (2/3); the medians are listed above (URA).
Past transactions summarised from public URA data — not a valuation or financial advice. Prices for a particular unit depend on its size, floor, facing and condition.