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Baywater

A 99-year leasehold condominium in District 16 (Outside Central Region), completed in 2006.

12 months to Sep 2026

  • Median psf $1,432
  • Sales 9
  • Atlas score 62 out of 100

The project

Project facts

Developer
Not available
Total units
232
Storeys
16
TOP
2006
Tenure
99-year leasehold from 2001
Property type
Condominium
District
District 16
Market segment
Outside Central Region (OCR)
Street
Bedok Reservoir Road
Units sold at least once
220

PLB Atlas

Atlas score

62 out of 100

From 10 of 10 parts, each scored 1 to 5.

  • Bala's Curve3 out of 5
  • District disparity4 out of 5
  • Exit audience1 out of 5
  • Land size / density2 out of 5
  • MRT proximity5 out of 5
  • Quantum2 out of 5
  • Region disparity4 out of 5
  • Rental demand2 out of 5
  • Parents' attraction5 out of 5
  • Volume3 out of 5

The Atlas score is PLB's own reading of how well a project may hold its value when it is sold on: the parts' total as a share of the most they could score. It is an estimate, not advice or a valuation.

Last five years

Price per square foot, month by month

In the 12 months to Sep 2026: 9 sales, median $1,432 psf.

Median price per square foot at Baywater each month, Oct 2021 to Sep 2026. Sales of more than one unit are left out. Median price per square foot for Baywater each month from Oct 2021 to Sep 2026. Lowest $939 in Jan 2022; highest $1,462 in Aug 2026; latest $1,432 in Sep 2026. 31 months had no sales. Oct 2021: median $1,092 psf, 1 saleNov 2021: median $1,034 psf, 1 saleDec 2021: median $1,145 psf, 1 saleJan 2022: median $939 psf, 1 saleFeb 2022: median $1,099 psf, 1 saleApr 2022: median $1,099 psf, 1 saleAug 2022: median $1,161 psf, 3 salesSep 2022: median $1,084 psf, 1 saleNov 2022: median $1,105 psf, 1 saleMar 2023: median $1,197 psf, 1 saleApr 2023: median $1,223 psf, 1 saleMay 2023: median $1,265 psf, 1 saleJul 2023: median $1,161 psf, 3 salesAug 2023: median $1,277 psf, 1 saleOct 2023: median $1,338 psf, 2 salesJan 2024: median $1,401 psf, 1 saleApr 2024: median $1,389 psf, 1 saleMay 2024: median $1,303 psf, 1 saleSep 2024: median $1,373 psf, 2 salesFeb 2025: median $1,405 psf, 1 saleMay 2025: median $1,291 psf, 2 salesAug 2025: median $1,361 psf, 2 salesDec 2025: median $1,382 psf, 1 saleFeb 2026: median $1,344 psf, 1 saleApr 2026: median $1,445 psf, 1 saleMay 2026: median $1,350 psf, 2 salesJun 2026: median $1,365 psf, 1 saleAug 2026: median $1,462 psf, 2 salesSep 2026: median $1,432 psf, 1 sale
Median price per square foot at Baywater each month, Oct 2021 to Sep 2026. Sales of more than one unit are left out.
Show these numbers as a table
MonthMedian psfSales
Sep 2026$1,4321
Aug 2026$1,4622
Jun 2026$1,3651
May 2026$1,3502
Apr 2026$1,4451
Feb 2026$1,3441
Dec 2025$1,3821
Aug 2025$1,3612
May 2025$1,2912
Feb 2025$1,4051
Sep 2024$1,3732
May 2024$1,3031
Apr 2024$1,3891
Jan 2024$1,4011
Oct 2023$1,3382
Aug 2023$1,2771
Jul 2023$1,1613
May 2023$1,2651
Apr 2023$1,2231
Mar 2023$1,1971
Nov 2022$1,1051
Sep 2022$1,0841
Aug 2022$1,1613
Apr 2022$1,0991
Feb 2022$1,0991
Jan 2022$9391
Dec 2021$1,1451
Nov 2021$1,0341
Oct 2021$1,0921
YearMedian psfSales
2026$1,4388
2025$1,3946
2024$1,3895
2023$1,2659
2022$1,1028
2021$1,03311
2020$9758
2019$1,0167
2018$95811
2017$9057
2016$9022
2015$8294
2014$9358
2013$9493
2012$91711
2011$8588
2010$70021
2009$63317
2008$62612
2007$51335
2006$48762
2005$49037
2004$49225
2003$48670

Newest first

Each sale

The date the sale was agreed, the range of floors the home is on, its area, price and price per square foot, and whether it was bought from the developer (new sale), before completion from another buyer (sub sale) or after completion (resale).

DateFloorsArea (sq ft)PricePrice psfType of sale
4 Sep 20261 to 51,033$1,480,000$1,432Resale
25 Aug 20266 to 101,270$1,880,000$1,480Resale
24 Aug 202611 to 151,292$1,865,000$1,444Resale
17 Jun 20261 to 51,044$1,425,000$1,365Resale
28 May 20266 to 101,292$1,980,000$1,533Resale
25 May 202616 to 202,400$2,800,888$1,167Resale
30 Apr 202611 to 151,044$1,508,888$1,445Resale
26 Feb 20261 to 51,302$1,750,000$1,344Resale
5 Dec 20256 to 101,302$1,800,000$1,382Resale
20 Aug 202511 to 151,518$2,188,888$1,442Resale
8 Aug 20251 to 51,055$1,350,100$1,280Resale
30 May 20256 to 101,270$1,860,000$1,464Resale
29 May 202516 to 202,282$2,550,000$1,117Resale
12 Feb 20256 to 101,281$1,800,000$1,405Resale
6 Sep 20246 to 101,044$1,400,000$1,341Resale
2 Sep 20246 to 101,302$1,828,000$1,404Resale
24 May 20246 to 101,044$1,360,000$1,303Resale
12 Apr 202411 to 151,518$2,108,000$1,389Resale
16 Jan 202411 to 151,270$1,780,000$1,401Resale
17 Oct 20236 to 101,292$1,710,000$1,324Resale
16 Oct 20236 to 101,281$1,730,000$1,351Resale
17 Aug 20231 to 51,292$1,650,000$1,277Resale
26 Jul 202316 to 202,390$2,775,000$1,161Resale
4 Jul 202316 to 202,519$2,100,000$834Resale
3 Jul 202311 to 151,518$1,920,000$1,265Resale
5 May 20236 to 101,033$1,307,500$1,265Resale
5 Apr 20236 to 101,292$1,580,000$1,223Resale
31 Mar 20231 to 51,044$1,250,000$1,197Resale
28 Nov 20226 to 101,292$1,426,800$1,105Resale
21 Sep 20221 to 51,033$1,120,000$1,084Resale
30 Aug 20221 to 51,033$1,200,000$1,161Resale
15 Aug 20221 to 51,270$1,460,000$1,149Resale
8 Aug 20226 to 101,033$1,250,000$1,210Resale
8 Apr 20221 to 51,292$1,420,000$1,099Resale
9 Feb 202211 to 151,292$1,420,000$1,099Resale
24 Jan 20221 to 51,044$980,000$939Resale
28 Dec 20216 to 101,528$1,750,000$1,145Resale
12 Nov 20211 to 51,044$1,080,000$1,034Resale
8 Oct 20216 to 101,292$1,410,088$1,092Resale
12 Jul 20216 to 101,055$1,090,000$1,033Resale
28 May 20216 to 101,528$1,570,000$1,027Resale
19 Apr 202111 to 151,302$1,330,000$1,021Resale
6 Apr 20216 to 101,528$1,560,000$1,021Resale
26 Mar 20211 to 51,528$1,510,000$988Resale
18 Mar 202111 to 151,528$1,650,000$1,079Resale
15 Mar 202116 to 202,314$1,560,000$674Resale
1 Mar 202111 to 151,292$1,401,000$1,085Resale
15 Dec 202011 to 151,281$1,220,000$952Resale
13 Nov 20201 to 51,302$1,299,800$998Resale
5 Nov 20206 to 101,518$1,505,000$992Resale

Show all 395 sales

Rents

Rents by bedrooms

Quarter2 bedrooms3 bedroomsAll
Apr to Jun 2026$5,000 (3)
Oct to Dec 2025$4,025 (4)
Jul to Sep 2025$5,500 (3)
Apr to Jun 2025$3,700 (3)
Jan to Mar 2025$4,700 (4)
Oct to Dec 2024$4,025 (4)$4,950 (3)
Jul to Sep 2024$4,000 (4)$5,125 (6)$5,000 (10)
Apr to Jun 2024$5,000 (3)

Median monthly rent, with the number of leases in brackets. A figure is shown only where 3 or more leases were signed in the quarter.

Gross rental yield: not enough recent leases or sales to estimate it.

About the data

Where these figures come from

  • Sales and rents: URA's records. Floors are shown as 5-storey ranges; unit numbers are never shown.
  • Medians leave out sales of more than one unit in a single transaction.
  • Project facts are from PLB's project records. Where they give no TOP year, the completion year in the sale records is used.
  • The Atlas score and the gross rental yield are PLB's estimates.

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