CONDODistrict 16

BAYWATER

Name: BAYWATER
Address: SG

Details

Project: BAYWATER
TOP year: 2006
Tenure: 99
Lease start: 2001
Total units: 232
Land size: 9,168 sqm (98,683 sqft)
Plot ratio: 2.5
Developer: Bedok Properties Pte Ltd
Gross rental yield: ~3.4% · ~$1.55M (est.)
Storeys: 16
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryYU NENG PRIMARY SCHOOL385 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for BAYWATER

Total units	231
Blocks	4
Size range	1,033–3,767 sqft

Bedrooms	Units	Share
2-bedroom	50	22%
3-bedroom	151	65%
4-bedroom	30	13%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.5%· low sample (3 sales)	~$1.43M	12
3 BR	~3.4%· low sample (4 sales)	~$1.77M	7

Relevant market insights

En-Bloc Likelihood

Low likelihood

Ranks around the middle for redevelopment interest among private condos.

BAYWATER is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 20 years old · average unit ~1,350 sqft · ~232 units (consent difficulty)

Based on 4 comparable past collective-sale deals (KATONG PARK TOWERS 2018, THE GLENWOOD 2005, THE ALBRACCA 2017).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 218 of 232 units at BAYWATER. 91% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 66% have been held over 10 years.

91%

Free to sell now

198 of 218 tracked · past SSD

96%

Sitting on a gain

210 of 218 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 393 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,425,000	1,044	$1,365	2BR	—	Q2 2030
May 2026	Resale	$2,800,888	2,400	$1,167	3BR	—	Q2 2030
May 2026	Resale	$1,980,000	1,291	$1,534	3BR	—	Q2 2030
Apr 2026	Resale	$1,508,888	1,044	$1,445	2BR	—	Q2 2030
Feb 2026	Resale	$1,750,000	1,302	$1,344	3BR	—	Q1 2030
Dec 2025	Resale	$1,800,000	1,302	$1,382	3BR	—	Q4 2029
Aug 2025	Resale	$1,350,100	1,054	$1,281	2BR	—	Q3 2029
Aug 2025	Resale	$2,188,888	1,517	$1,443	4BR	—	Q3 2029
May 2025	Resale	$1,860,000	1,270	$1,465	3BR	—	Q2 2028
May 2025	Resale	$2,550,000	2,281	$1,118	3BR	—	Q2 2028

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Waterfront Key	159 m	2026-06-01	Resale	$2,200,000	1,216	$1,809
Waterfront Key	159 m	2026-06-01	Resale	$2,168,888	1,173	$1,849
The Clearwater	227 m	2026-05-01	Resale	$1,860,000	1,227	$1,516
Waterfront Key	159 m	2026-04-01	Resale	$2,180,000	1,248	$1,747
Waterfront Waves	284 m	2026-03-01	Resale	$2,800,000	1,571	$1,782
Waterfront Waves	284 m	2026-03-01	Resale	$1,550,000	968	$1,601
The Clearwater	227 m	2026-02-01	Resale	$1,740,000	1,227	$1,418
The Clearwater	227 m	2026-01-01	Resale	$1,900,000	1,356	$1,401
Waterfront Waves	284 m	2025-12-01	Resale	$2,670,000	1,571	$1,700

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BAYWATER

Beds

	01	02	03	04
16	#16-012,9064BR	#16-022,4113BR	#16-032,2823BR	#16-041,8082BR
15	#15-011,5284BR	#15-021,2923BR	#15-031,2923BR	#15-041,0552BR
14	#14-011,5284BR	#14-021,2923BR	#14-031,2923BR	#14-041,0552BR
13	#13-011,5284BR	#13-021,2923BR	#13-031,2923BR	#13-041,0552BR
12	#12-011,5284BR	#12-021,2923BR	#12-031,2913BR	#12-041,0552BR
11	#11-011,5284BR	#11-021,2923BR	#11-031,2913BR	#11-041,0552BR
10	#10-011,5284BR	#10-021,2923BR	#10-031,2923BR	#10-041,0552BR
09	#09-011,5284BR	#09-021,2923BR	#09-031,2923BR	#09-041,0552BR
08	#08-011,5284BR	#08-021,2923BR	#08-031,2923BR	#08-041,0552BR
07	#07-011,5284BR	#07-021,2923BR	#07-031,2923BR	#07-041,0552BR
06	#06-011,5284BR	#06-021,2923BR	#06-031,2923BR	#06-041,0552BR
05	#05-011,5284BR	#05-021,2923BR	#05-031,2923BR	#05-041,0552BR
04	#04-011,5284BR	#04-021,2923BR	#04-031,2923BR	#04-041,0552BR
03		#03-021,3673BR	#03-031,2923BR	#03-041,0552BR
02			#02-031,3783BR	#02-041,1412BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

43 realized resale exits at BAYWATER over the 5y window — 43 profitable, 0 at a loss, averaging 5.14%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	14	19y 5m	4.78%
4BR	19	19y 3m	5.09%
5BR+	10	18y 7m	5.72%
Total	43	19y 2m	5.14%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of BAYWATER. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at BAYWATER today at ~$1,374 psf (the recent resale median — last 12 months, 8 sales)…

95.9%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=218 traced current owners, 99.5% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at BAYWATER, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.8M, the median of recent sale transactions at BAYWATER) — drag to explore what else that budget buys across Singapore.

Nearby Condos

6 within 1 km

Lowest

$1,325

psf

Average

$1,535

psf

Highest

$1,728

psf

This propertyNearby condo


159 m	Waterfront Key	LH	2012	$1,728
227 m	The Clearwater	LH	2001	$1,340
284 m	Waterfront Waves	LH	2011	$1,600
361 m	Aquarius By The Park	LH	2001	$1,325
420 m	Waterfront Gold	LH	2014	$1,624
545 m	Waterfront Isle	LH	2015	$1,592

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Yu Neng Primary School≤ 1 km355 m
Red Swastika School≤ 1 km400 m
Fengshan Primary School≤ 1 km820 m
St. Anthony'S Canossian Primary School1–2 km1 km
Damai Primary School1–2 km1.23 km
Junyuan Primary School1–2 km1.36 km
St. Hilda'S Primary School1–2 km1.44 km
Bedok Green Primary School1–2 km1.64 km
Tampines Primary School1–2 km1.88 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 16

BAYWATER

Details

Project: BAYWATER
TOP year: 2006
Tenure: 99
Lease start: 2001
Total units: 232
Land size: 9,168 sqm (98,683 sqft)
Plot ratio: 2.5
Developer: Bedok Properties Pte Ltd
Gross rental yield: ~3.4% · ~$1.55M (est.)
Storeys: 16
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryYU NENG PRIMARY SCHOOL385 m

Unit Catalogue for BAYWATER

Total units	231
Blocks	4
Size range	1,033–3,767 sqft

Bedrooms	Units	Share
2-bedroom	50	22%
3-bedroom	151	65%
4-bedroom	30	13%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.5%· low sample (3 sales)	~$1.43M	12
3 BR	~3.4%· low sample (4 sales)	~$1.77M	7

Relevant market insights

En-Bloc Likelihood

Low likelihood

Ranks around the middle for redevelopment interest among private condos.

Driven by: 20 years old · average unit ~1,350 sqft · ~232 units (consent difficulty)

Based on 4 comparable past collective-sale deals (KATONG PARK TOWERS 2018, THE GLENWOOD 2005, THE ALBRACCA 2017).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 218 of 232 units at BAYWATER. 91% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 66% have been held over 10 years.

91%

Free to sell now

198 of 218 tracked · past SSD

96%

Sitting on a gain

210 of 218 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 393 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,425,000	1,044	$1,365	2BR	—	Q2 2030
May 2026	Resale	$2,800,888	2,400	$1,167	3BR	—	Q2 2030
May 2026	Resale	$1,980,000	1,291	$1,534	3BR	—	Q2 2030
Apr 2026	Resale	$1,508,888	1,044	$1,445	2BR	—	Q2 2030
Feb 2026	Resale	$1,750,000	1,302	$1,344	3BR	—	Q1 2030
Dec 2025	Resale	$1,800,000	1,302	$1,382	3BR	—	Q4 2029
Aug 2025	Resale	$1,350,100	1,054	$1,281	2BR	—	Q3 2029
Aug 2025	Resale	$2,188,888	1,517	$1,443	4BR	—	Q3 2029
May 2025	Resale	$1,860,000	1,270	$1,465	3BR	—	Q2 2028
May 2025	Resale	$2,550,000	2,281	$1,118	3BR	—	Q2 2028

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Waterfront Key	159 m	2026-06-01	Resale	$2,200,000	1,216	$1,809
Waterfront Key	159 m	2026-06-01	Resale	$2,168,888	1,173	$1,849
The Clearwater	227 m	2026-05-01	Resale	$1,860,000	1,227	$1,516
Waterfront Key	159 m	2026-04-01	Resale	$2,180,000	1,248	$1,747
Waterfront Waves	284 m	2026-03-01	Resale	$2,800,000	1,571	$1,782
Waterfront Waves	284 m	2026-03-01	Resale	$1,550,000	968	$1,601
The Clearwater	227 m	2026-02-01	Resale	$1,740,000	1,227	$1,418
The Clearwater	227 m	2026-01-01	Resale	$1,900,000	1,356	$1,401
Waterfront Waves	284 m	2025-12-01	Resale	$2,670,000	1,571	$1,700

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BAYWATER

Beds

	01	02	03	04
16	#16-012,9064BR	#16-022,4113BR	#16-032,2823BR	#16-041,8082BR
15	#15-011,5284BR	#15-021,2923BR	#15-031,2923BR	#15-041,0552BR
14	#14-011,5284BR	#14-021,2923BR	#14-031,2923BR	#14-041,0552BR
13	#13-011,5284BR	#13-021,2923BR	#13-031,2923BR	#13-041,0552BR
12	#12-011,5284BR	#12-021,2923BR	#12-031,2913BR	#12-041,0552BR
11	#11-011,5284BR	#11-021,2923BR	#11-031,2913BR	#11-041,0552BR
10	#10-011,5284BR	#10-021,2923BR	#10-031,2923BR	#10-041,0552BR
09	#09-011,5284BR	#09-021,2923BR	#09-031,2923BR	#09-041,0552BR
08	#08-011,5284BR	#08-021,2923BR	#08-031,2923BR	#08-041,0552BR
07	#07-011,5284BR	#07-021,2923BR	#07-031,2923BR	#07-041,0552BR
06	#06-011,5284BR	#06-021,2923BR	#06-031,2923BR	#06-041,0552BR
05	#05-011,5284BR	#05-021,2923BR	#05-031,2923BR	#05-041,0552BR
04	#04-011,5284BR	#04-021,2923BR	#04-031,2923BR	#04-041,0552BR
03		#03-021,3673BR	#03-031,2923BR	#03-041,0552BR
02			#02-031,3783BR	#02-041,1412BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

43 realized resale exits at BAYWATER over the 5y window — 43 profitable, 0 at a loss, averaging 5.14%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	14	19y 5m	4.78%
4BR	19	19y 3m	5.09%
5BR+	10	18y 7m	5.72%
Total	43	19y 2m	5.14%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of BAYWATER. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at BAYWATER today at ~$1,374 psf (the recent resale median — last 12 months, 8 sales)…

95.9%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=218 traced current owners, 99.5% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at BAYWATER, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.8M, the median of recent sale transactions at BAYWATER) — drag to explore what else that budget buys across Singapore.

Nearby Condos

6 within 1 km

Lowest

$1,325

psf

Average

$1,535

psf

Highest

$1,728

psf

This propertyNearby condo


159 m	Waterfront Key	LH	2012	$1,728
227 m	The Clearwater	LH	2001	$1,340
284 m	Waterfront Waves	LH	2011	$1,600
361 m	Aquarius By The Park	LH	2001	$1,325
420 m	Waterfront Gold	LH	2014	$1,624
545 m	Waterfront Isle	LH	2015	$1,592

Primary Schools Within 1 km / 2 km

Yu Neng Primary School≤ 1 km355 m
Red Swastika School≤ 1 km400 m
Fengshan Primary School≤ 1 km820 m
St. Anthony'S Canossian Primary School1–2 km1 km
Damai Primary School1–2 km1.23 km
Junyuan Primary School1–2 km1.36 km
St. Hilda'S Primary School1–2 km1.44 km
Bedok Green Primary School1–2 km1.64 km
Tampines Primary School1–2 km1.88 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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