Baywater
Baywater is a 99-year lease (74 yrs left) condominium development in District 16 (Bedok / Upper East Coast / Siglap). It has 45 recorded private transactions. Latest sale: $1,480,000 (Sep 2026, 96 sqm, floors 01-05). Median $1,265/sqft. Prices up 28% over the period. 74 years lease remaining.
Where Baywater ranks in District 16
All 58 projects ›Median psf over time
Estimate a unit at Baywater
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.30% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,171 | 13 |
| 06-10 | $1,314 | 18 |
| 11-15 | $1,339 | 10 |
| 16-20 | $1,139 | 4 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 01-05 | Resale | 96 sqm | $1,480,000 | $1,432 |
| Aug 2026 | 11-15 | Resale | 120 sqm | $1,865,000 | $1,444 |
| Aug 2026 | 06-10 | Resale | 118 sqm | $1,880,000 | $1,480 |
| Jun 2026 | 06-10 | Resale | 198 sqm | $1,920,000 | $901 |
| Jun 2026 | 01-05 | Resale | 97 sqm | $1,425,000 | $1,365 |
| May 2026 | 06-10 | Resale | 120 sqm | $1,980,000 | $1,533 |
| May 2026 | 16-20 | Resale | 223 sqm | $2,800,888 | $1,167 |
| Apr 2026 | 11-15 | Resale | 97 sqm | $1,508,888 | $1,445 |
| Feb 2026 | 01-05 | Resale | 121 sqm | $1,750,000 | $1,344 |
| Dec 2025 | 06-10 | Resale | 121 sqm | $1,800,000 | $1,382 |
| Aug 2025 | 01-05 | Resale | 98 sqm | $1,350,100 | $1,280 |
| Aug 2025 | 11-15 | Resale | 141 sqm | $2,188,888 | $1,442 |
| May 2025 | 06-10 | Resale | 118 sqm | $1,860,000 | $1,464 |
| May 2025 | 16-20 | Resale | 212 sqm | $2,550,000 | $1,117 |
| Feb 2025 | 06-10 | Resale | 119 sqm | $1,800,000 | $1,405 |
| Sep 2024 | 06-10 | Resale | 97 sqm | $1,400,000 | $1,341 |
| Sep 2024 | 06-10 | Resale | 121 sqm | $1,828,000 | $1,404 |
| May 2024 | 06-10 | Resale | 97 sqm | $1,360,000 | $1,303 |
| Apr 2024 | 11-15 | Resale | 141 sqm | $2,108,000 | $1,389 |
| Jan 2024 | 11-15 | Resale | 118 sqm | $1,780,000 | $1,401 |
| Oct 2023 | 06-10 | Resale | 120 sqm | $1,710,000 | $1,324 |
| Oct 2023 | 06-10 | Resale | 119 sqm | $1,730,000 | $1,351 |
| Aug 2023 | 01-05 | Resale | 120 sqm | $1,650,000 | $1,277 |
| Jul 2023 | 11-15 | Resale | 141 sqm | $1,920,000 | $1,265 |
| Jul 2023 | 16-20 | Resale | 234 sqm | $2,100,000 | $834 |
Baywater is inside the 1 km Primary 1 priority zone for 3 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Baywater, with their median resale psf. Useful for comparing what Baywater costs per square foot against nearby developments.
About Baywater
Prices at Baywater in District 16 (Bedok / Upper East Coast / Siglap) have risen sharply, up about 28% over the data window (around 5.2% a year). Its $1,265 psf median sits about 13% below the District 16 median, cheaper than about 62% of projects there. It has a regular flow of transactions, with 45 sales between 2021-10 and 2026-09, ranging from $980,000 to $2,800,888. The most recent transaction was a 96 sqm unit (floors 01-05) at $1,480,000 in Sep 2026, and the median is $1,265 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 74 years remaining is 0.9216, an annual lease decay of about 0.30%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Baywater cost?
The most recent transaction at Baywater was $1,480,000 for a 96 sqm unit in 2026-09. The median price is $1,265 per square foot across 45 transactions, ranging from $980,000 to $2,800,888. Data sourced from URA.
Is Baywater freehold or leasehold?
Baywater is on a 99-year lease commencing in 2001, with approximately 74 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.30%.
What is the price per square foot (psf) at Baywater?
The median price at Baywater is $1,265 psf, with transactions ranging from $834 to $1,533 psf. This is based on 45 URA-recorded transactions in District 16.
Have prices at Baywater gone up or down?
Prices at Baywater have increased by approximately 28% over the data period (around 5.2% a year). The median price is currently $1,265 psf, with the most recent sale at $1,480,000 in 2026-09.