homequant
condo · 479243

Baywater

Project page · 99-year lease from 2001

Indicative value range
S$1,850,000 – S$1,911,864
Indicative mid S$1,865,000 · S$1,444 psf

Based on 5 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Baywater01-051,033 sqftS$1,480,000S$1,432 psf×1.000S$1,432 psf
Aug 2026Baywater11-151,292 sqftS$1,865,000S$1,444 psf×1.000S$1,444 psf
Aug 2026Baywater06-101,270 sqftS$1,880,000S$1,480 psf×1.000S$1,480 psf
Jun 2026Baywater01-051,044 sqftS$1,425,000S$1,365 psf×1.000S$1,365 psf
May 2026Baywater06-101,292 sqftS$1,980,000S$1,533 psf×1.000S$1,533 psf

How accurate is this estimate for Baywater?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Baywater since.

Median error
3.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.22% gross yield

S$60,000 of rent a year against the estimate above · 0.13 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 17 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,150
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,100
Q2 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q2 20261200-1300 sqft3Non-landed PropertiesS$5,000
Q2 20261000-1100 sqft2Non-landed PropertiesS$3,975

median of 17 URA rental contracts at Baywater within a quarter of 120 sqm, since 2025Q4.

Buying or selling at S$1,865,000?

Buying: Stamp duty on S$1,865,000 · Cash and CPF needed on S$1,865,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,865,000.

Each opens with this figure filled in; change anything there.

Primary schools near 806 Bedok Reservoir Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Baywater · 01-05 · Condominium · 73 years left
1,033 sqftS$1,480,000S$1,432 psf
Aug 2026
Baywater · 06-10 · Condominium · 73 years left
1,270 sqftS$1,880,000S$1,480 psf
Aug 2026
Baywater · 11-15 · Condominium · 73 years left
1,292 sqftS$1,865,000S$1,444 psf
Jun 2026
Baywater · 06-10 · Condominium · 74 years left
2,131 sqftS$1,920,000S$901 psf
Jun 2026
Baywater · 01-05 · Condominium · 74 years left
1,044 sqftS$1,425,000S$1,365 psf
May 2026
Baywater · 16-20 · Condominium · 74 years left
2,400 sqftS$2,800,888S$1,167 psf
May 2026
Baywater · 06-10 · Condominium · 74 years left
1,292 sqftS$1,980,000S$1,533 psf
Apr 2026
Baywater · 11-15 · Condominium · 74 years left
1,044 sqftS$1,508,888S$1,445 psf
Feb 2026
Baywater · 01-05 · Condominium · 74 years left
1,302 sqftS$1,750,000S$1,344 psf
Dec 2025
Baywater · 06-10 · Condominium · 74 years left
1,302 sqftS$1,800,000S$1,382 psf
Aug 2025
Baywater · 11-15 · Condominium · 74 years left
1,518 sqftS$2,188,888S$1,442 psf
Aug 2025
Baywater · 01-05 · Condominium · 74 years left
1,055 sqftS$1,350,100S$1,280 psf
May 2025
Baywater · 16-20 · Condominium · 75 years left
2,282 sqftS$2,550,000S$1,117 psf
May 2025
Baywater · 06-10 · Condominium · 75 years left
1,270 sqftS$1,860,000S$1,464 psf
Feb 2025
Baywater · 06-10 · Condominium · 75 years left
1,281 sqftS$1,800,000S$1,405 psf
Sept 2024
Baywater · 06-10 · Condominium · 75 years left
1,302 sqftS$1,828,000S$1,404 psf
Sept 2024
Baywater · 06-10 · Condominium · 75 years left
1,044 sqftS$1,400,000S$1,341 psf
May 2024
Baywater · 06-10 · Condominium · 76 years left
1,044 sqftS$1,360,000S$1,303 psf
Apr 2024
Baywater · 11-15 · Condominium · 76 years left
1,518 sqftS$2,108,000S$1,389 psf
Jan 2024
Baywater · 11-15 · Condominium · 76 years left
1,270 sqftS$1,780,000S$1,401 psf
Oct 2023
Baywater · 06-10 · Condominium · 76 years left
1,281 sqftS$1,730,000S$1,351 psf
Oct 2023
Baywater · 06-10 · Condominium · 76 years left
1,292 sqftS$1,710,000S$1,324 psf
Aug 2023
Baywater · 01-05 · Condominium · 76 years left
1,292 sqftS$1,650,000S$1,277 psf
Jul 2023
Baywater · 16-20 · Condominium · 77 years left
2,390 sqftS$2,775,000S$1,161 psf
Jul 2023
Baywater · 16-20 · Condominium · 77 years left
2,519 sqftS$2,100,000S$834 psf
Jul 2023
Baywater · 11-15 · Condominium · 77 years left
1,518 sqftS$1,920,000S$1,265 psf
May 2023
Baywater · 06-10 · Condominium · 77 years left
1,033 sqftS$1,307,500S$1,265 psf
Apr 2023
Baywater · 06-10 · Condominium · 77 years left
1,292 sqftS$1,580,000S$1,223 psf
Mar 2023
Baywater · 01-05 · Condominium · 77 years left
1,281 sqftS$1,500,000S$1,171 psf
Mar 2023
Baywater · 01-05 · Condominium · 77 years left
1,044 sqftS$1,250,000S$1,197 psf
Feb 2023
Baywater · 11-15 · Condominium · 77 years left
1,528 sqftS$1,970,000S$1,289 psf
Feb 2023
Baywater · 11-15 · Condominium · 77 years left
1,302 sqftS$1,600,000S$1,228 psf
Feb 2023
Baywater · 11-15 · Condominium · 77 years left
1,044 sqftS$1,310,000S$1,255 psf
Jan 2023
Baywater · 06-10 · Condominium · 77 years left
1,518 sqftS$1,800,000S$1,186 psf
Nov 2022
Baywater · 06-10 · Condominium · 77 years left
1,292 sqftS$1,426,800S$1,105 psf
Sept 2022
Baywater · 01-05 · Condominium · 77 years left
1,033 sqftS$1,120,000S$1,084 psf
Aug 2022
Baywater · 01-05 · Condominium · 77 years left
1,033 sqftS$1,200,000S$1,161 psf
Aug 2022
Baywater · 06-10 · Condominium · 77 years left
1,033 sqftS$1,250,000S$1,210 psf
Aug 2022
Baywater · 01-05 · Condominium · 77 years left
1,270 sqftS$1,460,000S$1,149 psf
Apr 2022
Baywater · 01-05 · Condominium · 78 years left
1,292 sqftS$1,420,000S$1,099 psf
Feb 2022
Baywater · 11-15 · Condominium · 78 years left
1,292 sqftS$1,420,000S$1,099 psf
Jan 2022
Baywater · 01-05 · Condominium · 78 years left
1,044 sqftS$980,000S$939 psf
Dec 2021
Baywater · 06-10 · Condominium · 78 years left
1,528 sqftS$1,750,000S$1,145 psf
Nov 2021
Baywater · 01-05 · Condominium · 78 years left
1,044 sqftS$1,080,000S$1,034 psf
Oct 2021
Baywater · 06-10 · Condominium · 78 years left
1,292 sqftS$1,410,088S$1,092 psf

Sale prices as filed in caveats.

Where the lease takes this

About 73 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years68 yearsS$1,823,402S$2,013,183S$2,218,447S$2,281,001
10 years63 yearsS$1,744,454S$2,126,480S$2,582,218S$2,729,895
20 years53 yearsS$1,536,852S$2,283,681S$3,367,431S$3,763,611

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.