Baywater
Baywater is a 99-year lease (74 yrs left) condominium development in District 16 (Bedok / Upper East Coast / Siglap). It has 43 recorded private transactions. Latest sale: $1,425,000 (Jun 2026, 97 sqm, floors 01-05). Median $1,228/sqft. Prices up 27.2% over the period. 74 years lease remaining.
Where Baywater ranks in District 16
All 61 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 | $1,166 | 12 |
| 06-10 | $1,303 | 17 |
| 11-15 | $1,277 | 10 |
| 16-20 | $1,139 | 4 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Resale | 97 sqm | $1,425,000 | $1,365 |
| May 2026 | 16-20 | Resale | 223 sqm | $2,800,888 | $1,167 |
| May 2026 | 06-10 | Resale | 120 sqm | $1,980,000 | $1,533 |
| 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 | 16-20 | Resale | 212 sqm | $2,550,000 | $1,117 |
| May 2025 | 06-10 | Resale | 118 sqm | $1,860,000 | $1,464 |
| 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 |
| Jul 2023 | 16-20 | Resale | 222 sqm | $2,775,000 | $1,161 |
| May 2023 | 06-10 | Resale | 96 sqm | $1,307,500 | $1,265 |
| Apr 2023 | 06-10 | Resale | 120 sqm | $1,580,000 | $1,223 |
| Mar 2023 | 01-05 | Resale | 97 sqm | $1,250,000 | $1,197 |
About Baywater
Baywater is a 99-year leasehold development with its lease commencing in 2001 and about 74 years remaining in District 16 (Bedok / Upper East Coast / Siglap), within the Outside Central Region of Singapore. It sees regular transaction activity, with 43 recorded condominium transactions between 2021-07 and 2026-06, ranging from $980,000 to $2,800,888. The most recent transaction was a 97 sqm unit (floors 01-05) sold for $1,425,000 in 2026-06, and the median price is $1,228 per square foot. Prices here have risen sharply, by about 27.2% over the period (around 5% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $1,425,000 for a 97 sqm unit in 2026-06. The median price is $1,228 per square foot across 43 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 $1,228 psf, with transactions ranging from $834 to $1,533 psf. This is based on 43 URA-recorded transactions in District 16.
Have prices at Baywater gone up or down?
Prices at Baywater have increased by approximately 27.2% over the data period (around 5% a year). The median price is currently $1,228 psf, with the most recent sale at $1,425,000 in 2026-06.