Baywater
Baywater is a condominium in District 16 (Bedok / Upper East Coast), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,382 psf from 9 sales.
At a glance
- District
- District 16 (Bedok / Upper East Coast)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2001, about 74 years left
- Completed
- 2006, about 20 years old
What the prices say
The median home in Baywater sold for S$1,865,000: the middle of 9 sales in the 12 months to August 2026.
That is noticeably below the middle condo project in District 16 (Bedok / Upper East Coast), which sold at S$1,534 psf across 56 projects: about 10% lower. By price per square foot it ranks 24th of the 36 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,034 psf in 2021 (12 sales) and S$1,405 psf in 2026 so far (8 sales), up about 36%. The highest year in the record was 2025 at S$1,394 psf.
Against similar projects in the district
This project and the three others in District 16 (Bedok / Upper East Coast) whose median over the last 12 months is closest to Baywater's S$1,382 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,387 psf, the same as Baywater.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Baywater | S$1,382 psf | 9 |
| The Bayshore | S$1,387 psf | 51 |
| Sunhaven | S$1,369 psf | 9 |
| The Clearwater | S$1,401 psf | 10 |
What sells here
9 homes sold in the last 12 months, up from 7 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 8 of the 16 sales in the last 24 months, close to half.
None of the 16 sales in the last 24 months were first sales of new units: all 16 were resales.
The first new sale in our records was in November 2003.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,900 a month (14 contracts). The district's median across every contract was S$3,903, so rents here ran well above it: about 26% higher.
Over the 24 months the median rent was S$4,800 (35 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 2 bedrooms S$4,100 (7) and 3 bedrooms S$5,100 (7). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (7 rentals and 5 resale or sub-sale transactions) gives a gross yield estimate of 3.3%: a median rent of S$5,100 a month against a median price of S$1,865,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
9 other projects in District 16 (Bedok / Upper East Coast) were completed within 5 years of Baywater and have a price. Their middle price was S$1,401 psf, about the same as Baywater (within 2%).
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Baywater. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Baywater?
S$1,382 psf in the 12 months to August 2026, from 9 sales. For the median home that is S$1,865,000.
How many homes sold in Baywater?
9 in the last 12 months and 16 in the last 24 months, across all sale types.
What do homes in Baywater rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,900 a month, from 14 contracts.
What is the rental yield in Baywater?
Between 3.3% and 3.3% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Baywater?
It is a 99-year lease from 2001, which leaves about 74 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,382 psf | S$1,865,000 | 9 |
| Last 24 months | S$1,393 psf | S$1,844,000 | 16 |
| Last 5 years | S$1,260 psf | S$1,680,000 | 44 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,034 psf | 12 |
| 2022 | S$1,102 psf | 8 |
| 2023 | S$1,242 psf | 14 |
| 2024 | S$1,389 psf | 5 |
| 2025 | S$1,394 psf | 6 |
| 2026 (to August) | S$1,405 psf | 8 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 6 to 10 | S$1,405 psf | 8 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 1,200 to 1,499 sq ft | S$1,425 psf | 8 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Baywater, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,900 a month | 14 |
| Last 24 months | S$4,800 a month | 35 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$4,100 a month | 7 | S$4,000 a month |
| 3 bedrooms | S$5,100 a month | 7 | S$5,200 a month |
| 4 or more bedrooms | Under 5 contracts | 0 | Under 5 contracts |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 16 (Bedok / Upper East Coast)
- Rents for every district, by size
- Rent against price for Baywater, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Baywater, with a likely range and the recent sales behind it. Sign in is free.
Open Baywater in Condo AtlasOther condos in District 16 (Bedok / Upper East Coast)
- Bedok Court
- Bedok Residences
- Bleu @ East Coast
- Breeze by the East
- Casa Flora
- Casa Merah
- Casa Nassau
- Casafina
- Cascadale
- Changi Court
- Changi Green
- Costa Del Sol
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.