BAYWATER
UrbanLens Analysis
At $1,385 PSF, BAYWATER prices 6% below the District 16 median. Compare that to BAGNALL HAUS at $2,500 PSF -- a 45% premium that buyers need to justify. Being 1 minutes on foot from Bedok Reservoir MRT (98m) adds genuine convenience and supports the pricing.
The 14.5% gain in two years signals steady demand -- solid, not speculative. 10 transactions over two years is modest; the trend is directional, not definitive. For context, GRANDEUR PARK RESIDENCES has gained 10.0% over the same period.
Roughly 74 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.3% tracks the OCR average of 3.4%. At $5,119/month median rent, income is market-rate -- neither a standout nor a weakness.
The 232-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
PSF Trend
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