808 Bedok Reservoir Road 479240, Bedok Reservoir, East Region, Singapore
$3,180,000
D16 - Bedok
Bedok Reservoir MRT · 1 min walk
1 January 2006
Small (232 units)
232 units
4 Blocks, 16 Floors
Bedok Properties Pte Ltd
Baywater has a total of 232 units, from 2 Bed - 3 Bath to 4 Bed - 6 Bath units. There are 44 types of floor plans from 1,033 sqft to 3,767 sqft.
Baywater has 4 blocks and up to 16 storeys.
Baywater is a 99 years leasehold Generic Condo development located in Bedok, District 16. Completed in 2006, it has a total of 4 blocks within the development and comprises a total of 232 units. It is within walking distance to MRT stations such as Bedok Reservoir MRT and Bedok Reservoir MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Baywater is also close to schools like Home Campus, Yu Neng Primary School and Yu Neng Primary School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Sum Thong Trading and Greenmart.sg for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Island Family Clinic (Bedok). Singpost Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Bedok Town Park Dog Run, to enjoy some fresh air.
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Total Transactions
48
Average Price
S1.6M
Total Value
S75.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 40 URA transactions
Fair Value
S$3.39M
S$1,216 psf
Asking Price
S$3.18M
S$1,141 psf
vs Market
-6.2%
vs Last Done
-10.9%
Tenure
79 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Bedok Reservoir
99m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$1,257
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.508
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,216
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,055sqft | S$1,350,100 | ▲S$1,280 +5.3% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,055sqft | S$1,350,100 | ▲S$1,280 +5.3% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | BEDOK RESERVOIR ROAD Floor 11-15 | 1,518sqft | S$2,188,888 | ▲S$1,442 +18.6% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | BEDOK RESERVOIR ROAD Floor 06-10 | 1,270sqft | S$1,860,000 | ▲S$1,464 +20.4% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | BEDOK RESERVOIR ROAD Floor 16-20 | 2,282sqft | S$2,550,000 | ▼S$1,117 -8.1% vs FV | 99 yrs lease commencing from 2001 |
Feb 2025 | BEDOK RESERVOIR ROAD Floor 06-10 | 1,281sqft | S$1,800,000 | ▲S$1,405 +15.5% vs FV | 99 yrs lease commencing from 2001 |
Sep 2024 | BEDOK RESERVOIR ROAD Floor 06-10 | 1,044sqft | S$1,400,000 | ▲S$1,341 +10.3% vs FV | 99 yrs lease commencing from 2001 |
Sep 2024 | BEDOK RESERVOIR ROAD Floor 06-10 | 1,302sqft | S$1,828,000 | ▲S$1,404 +15.5% vs FV | 99 yrs lease commencing from 2001 |
May 2024 | BEDOK RESERVOIR ROAD Floor 06-10 | 1,044sqft | S$1,360,000 | ▲S$1,303 +7.2% vs FV | 99 yrs lease commencing from 2001 |
Apr 2024 | BEDOK RESERVOIR ROAD Floor 11-15 | 1,518sqft | S$2,108,000 | ▲S$1,389 +14.2% vs FV | 99 yrs lease commencing from 2001 |
Jan 2024 | BEDOK RESERVOIR ROAD Floor 11-15 | 1,270sqft | S$1,780,000 | ▲S$1,401 +15.2% vs FV | 99 yrs lease commencing from 2001 |
BEDOK RESERVOIR ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
BEDOK RESERVOIR ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
BEDOK RESERVOIR ROAD
Aug 2025 · Floor 11-15
+18.6% vs FV
BEDOK RESERVOIR ROAD
May 2025 · Floor 06-10
+20.4% vs FV
BEDOK RESERVOIR ROAD
May 2025 · Floor 16-20
-8.1% vs FV
BEDOK RESERVOIR ROAD
Feb 2025 · Floor 06-10
+15.5% vs FV
BEDOK RESERVOIR ROAD
Sep 2024 · Floor 06-10
+10.3% vs FV
BEDOK RESERVOIR ROAD
Sep 2024 · Floor 06-10
+15.5% vs FV
BEDOK RESERVOIR ROAD
May 2024 · Floor 06-10
+7.2% vs FV
BEDOK RESERVOIR ROAD
Apr 2024 · Floor 11-15
+14.2% vs FV
BEDOK RESERVOIR ROAD
Jan 2024 · Floor 11-15
+15.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.