What a Singapore property is worth, from recent comparable sales — with the working shown.
Baywater resale prices
Suburbs · district 16 · Private · 99 yrs from 2001
$1,407 per sq ft over the past 12 months · 10 sales in that time · 74 years of lease left
90–109 sqm (14) 110–139 sqm (19) 140 sqm and over (11)
Each mark is one recorded sale; its shape shows the floor-area band. The dashed line is the URA Non-Landed price index, anchored to this development's median — what it would be worth if it had tracked the market.
14 sales of 90–109 sqm units in this development. The dashed line is the URA Non-Landed price index, anchored to the median of these sales — not to the whole of this development, whose mix of sizes sells at a different psf.
19 sales of 110–139 sqm units in this development. The dashed line is the URA Non-Landed price index, anchored to the median of these sales — not to the whole of this development, whose mix of sizes sells at a different psf.
11 sales of 140 sqm and over units in this development. The dashed line is the URA Non-Landed price index, anchored to the median of these sales — not to the whole of this development, whose mix of sizes sells at a different psf.
Bands are floor area, not bedrooms — URA's data has no bedroom count.
44 sales, 2021-11 to 2026-09.
URA’s data service publishes a rolling window of the last five years of transactions, so that is all this page can see. A development with no sale in that period does not appear here at all — which is a statement about recent sales, not about whether the property exists.
Zoned residential in URA’s Master Plan 2025.
Zoning is what the Master Plan permits on the site, read at URA’s own point on it — not a record of what was built there.
All sales
44 sales, sortable
| 2026-09 | $1,480,000 | 96 sqm (1,033 sq ft) | about 2 bedrooms | 1,432 | 01-05 |
| 2026-08 | $1,865,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,444 | 11-15 |
| 2026-08 | $1,880,000 | 118 sqm (1,270 sq ft) | about 3 bedrooms | 1,480 | 06-10 |
| 2026-06 | $1,920,000 | 198 sqm (2,131 sq ft) | — | 901 | 06-10 |
| 2026-06 | $1,425,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,365 | 01-05 |
| 2026-05 | $1,980,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,533 | 06-10 |
| 2026-05 | $2,800,888 | 223 sqm (2,400 sq ft) | — | 1,167 | 16-20 |
| 2026-04 | $1,508,888 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,445 | 11-15 |
| 2026-02 | $1,750,000 | 121 sqm (1,302 sq ft) | about 3 bedrooms | 1,344 | 01-05 |
| 2025-12 | $1,800,000 | 121 sqm (1,302 sq ft) | about 3 bedrooms | 1,382 | 06-10 |
| 2025-08 | $1,350,100 | 98 sqm (1,055 sq ft) | about 2 bedrooms | 1,280 | 01-05 |
| 2025-08 | $2,188,888 | 141 sqm (1,518 sq ft) | about 4 bedrooms | 1,442 | 11-15 |
| 2025-05 | $1,860,000 | 118 sqm (1,270 sq ft) | about 3 bedrooms | 1,464 | 06-10 |
| 2025-05 | $2,550,000 | 212 sqm (2,282 sq ft) | — | 1,117 | 16-20 |
| 2025-02 | $1,800,000 | 119 sqm (1,281 sq ft) | about 3 bedrooms | 1,405 | 06-10 |
| 2024-09 | $1,400,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,341 | 06-10 |
| 2024-09 | $1,828,000 | 121 sqm (1,302 sq ft) | about 3 bedrooms | 1,404 | 06-10 |
| 2024-05 | $1,360,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,303 | 06-10 |
| 2024-04 | $2,108,000 | 141 sqm (1,518 sq ft) | about 4 bedrooms | 1,389 | 11-15 |
| 2024-01 | $1,780,000 | 118 sqm (1,270 sq ft) | about 3 bedrooms | 1,401 | 11-15 |
| 2023-10 | $1,710,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,324 | 06-10 |
| 2023-10 | $1,730,000 | 119 sqm (1,281 sq ft) | about 3 bedrooms | 1,351 | 06-10 |
| 2023-08 | $1,650,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,277 | 01-05 |
| 2023-07 | $1,920,000 | 141 sqm (1,518 sq ft) | about 4 bedrooms | 1,265 | 11-15 |
| 2023-07 | $2,100,000 | 234 sqm (2,519 sq ft) | — | 834 | 16-20 |
| 2023-07 | $2,775,000 | 222 sqm (2,390 sq ft) | — | 1,161 | 16-20 |
| 2023-05 | $1,307,500 | 96 sqm (1,033 sq ft) | about 2 bedrooms | 1,265 | 06-10 |
| 2023-04 | $1,580,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,223 | 06-10 |
| 2023-03 | $1,250,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,197 | 01-05 |
| 2023-03 | $1,500,000 | 119 sqm (1,281 sq ft) | about 3 bedrooms | 1,171 | 01-05 |
| 2023-02 | $1,310,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,255 | 11-15 |
| 2023-02 | $1,600,000 | 121 sqm (1,302 sq ft) | about 3 bedrooms | 1,228 | 11-15 |
| 2023-02 | $1,970,000 | 142 sqm (1,528 sq ft) | about 4 bedrooms | 1,289 | 11-15 |
| 2023-01 | $1,800,000 | 141 sqm (1,518 sq ft) | about 4 bedrooms | 1,186 | 06-10 |
| 2022-11 | $1,426,800 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,105 | 06-10 |
| 2022-09 | $1,120,000 | 96 sqm (1,033 sq ft) | about 2 bedrooms | 1,084 | 01-05 |
| 2022-08 | $1,460,000 | 118 sqm (1,270 sq ft) | about 3 bedrooms | 1,149 | 01-05 |
| 2022-08 | $1,250,000 | 96 sqm (1,033 sq ft) | about 2 bedrooms | 1,210 | 06-10 |
| 2022-08 | $1,200,000 | 96 sqm (1,033 sq ft) | about 2 bedrooms | 1,161 | 01-05 |
| 2022-04 | $1,420,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,099 | 01-05 |
| 2022-02 | $1,420,000 | 120 sqm (1,292 sq ft) | about 3 bedrooms | 1,099 | 11-15 |
| 2022-01 | $980,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 939 | 01-05 |
| 2021-12 | $1,750,000 | 142 sqm (1,528 sq ft) | about 4 bedrooms | 1,145 | 06-10 |
| 2021-11 | $1,080,000 | 97 sqm (1,044 sq ft) | about 2 bedrooms | 1,034 | 01-05 |
Bedroom counts are estimated from URA rental contracts for units of the same size in the same development, and shown only where at least three in four of those contracts agree. A dash means the contracts for that size do not agree.
If you borrow
loan, down payment and instalment
An illustration from the published rules, not a loan offer: lenders also look at your income, other debts and credit. Rules checked on 19 October 2026. Nothing you enter here leaves this page.
Banks do not publish their rates: they change often and depend on the package, so a bank loan starts with no rate — enter the one you were quoted.
The lease (about 74 years left) lasts past your age 95, so it does not cut back the CPF you can use.
Enter the rate your bank quoted to see your instalment; the table shows the range.
- Loan: $1,374,375, 75% of $1,832,500. Up to 75% because the loan ends within 30 years and by age 65.
- Down payment: $458,125. At least $91,625 of it (5% of the price) must be cash; the rest can come from CPF savings.
- Income: lenders test the instalment at 4% or more, and it must be no more than 55% of gross monthly income together with your other debts (the Total Debt Servicing Ratio): about $11,930 a month with no other debts.
| Rate a year | Each month |
|---|---|
| 2% | $5,080 |
| 2.5% | $5,430 |
| 3% | $5,794 |
| 3.5% | $6,172 |
| 4% | $6,561 |
| 4.5% | $6,964 |
Buying with others: HDB's term uses your average age, the lease check the youngest buyer's, and banks an income-weighted average age. The price starts at the median of this development's 10 sales in the 12 months to 2026-09; change it to the unit you have in mind. Figures are for a first home loan.
Sources: HDB: Interest rate for an HDB loan · MAS: Loan tenure and loan-to-value limits · MAS: Mortgage Servicing Ratio and Total Debt Servicing Ratio · MAS, MND and HDB: Interest rate floors for loan assessments (Sep 2022) · MND: HDB loan limit lowered to 75% (Aug 2024) · MOM, MND and CPF Board: CPF use and HDB loans when the lease is shorter (2019) · CPF Board: How much CPF you can use if the lease does not cover the youngest buyer to 95
Nearby developments
6 within 1,000 m · their median $1,665 psf
6 private developments within 1,000 m.
Their median resale price over the last 12 months was $1,665 psf (6 developments with recent sales) — this development at $1,407 psf is 15% below that.
| WATERFRONT KEY | Private | 211 m | 1,803 | 80 yrs | 2.9% | Residential |
| THE CLEARWATER | Private | 241 m | 1,409 | 70 yrs | 3.2% | Residential |
| WATERFRONT WAVES | Private | 255 m | 1,671 | 80 yrs | — | Residential |
| AQUARIUS BY THE PARK | Private | 354 m | 1,352 | 69 yrs | 3.5% | Residential |
| WATERFRONT GOLD | Private | 449 m | 1,659 | 82 yrs | 3.2% | Residential |
| WATERFRONT ISLE | Private | 523 m | 1,709 | 82 yrs | 3.1% | Residential |
Straight-line distance between URA’s points on each site. The comparison is unadjusted: neighbours differ in age, tenure, unit sizes and whether they are ECs, so a gap is a question to look into, not a verdict. “Recent psf” is the median of the last 12 months’ resales, blank where a development had fewer than three.
Primary schools nearby
Nearest: YU NENG PRIMARY SCHOOL, 395 m straight-line
Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the school’s registered address. MOE measures home-school distance differently — from the school’s boundary to your building’s outline — so its official 1 km and 2 km categories will not always match what you see here. A school shown at 990 m may fall outside MOE’s 1 km category, and one at 1,010 m may fall inside it. Check OneMap SchoolQuery before making any decision that depends on the category.
- YU NENG PRIMARY SCHOOL395 m
- RED SWASTIKA SCHOOL506 m
- FENGSHAN PRIMARY SCHOOL852 m
- ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL1,014 m
- DAMAI PRIMARY SCHOOL1,270 m
- JUNYUAN PRIMARY SCHOOL1,380 m
- ST. HILDA'S PRIMARY SCHOOL1,420 m
- BEDOK GREEN PRIMARY SCHOOL1,664 m
and 1 more within 2 km
MRT and LRT nearby
Nearest: Bedok Reservoir, 126 m to an exit
Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the station’s nearest exit — not walking distance. Rail lines are bounded by viaducts, expressways and canals, so the real walk is often much longer. This list covers stations in service, checked by hand when the data was last synced.
- Bedok Reservoir126 m
- Tampines West1,104 m
- Bedok1,497 m
and 2 more within 2 km
Bus stops nearby
6 stops within 200 m, 8 within 400 m
Distances are straight-line from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance), not walking distance, and the 200 m / 400 m bands are conventional planning catchments rather than distances measured against what buyers pay. Nearly every address in Singapore has a stop within a few hundred metres, so it is the counts that separate one place from another, not the nearest distance. The services listed are those that call at those stops. How often they run is not in this data — nine services can still mean a long wait.
6 within 200 m · 8 within 400 m · nearest 100 m
Within 200 m: 5, 18, 18M, 21, 28, 46, 59, 65, 67, 69, 168, 228
Data sources: Private Residential Property Transactions; Private Residential Property Price Index (Non-Landed); Private Residential Properties Median Rentals by Name of Development; Master Plan 2025 Land Use Layer (with amendments); Private Residential Properties Rental Contract; School Directory and Information; OneMap; LTA MRT Station Exit; LTA Bus Stop and LTA DataMall BusRoutes — used under the Singapore Open Data Licence v1.0. Full notices, access dates and warranty
Contains information from Private Residential Property Transactions accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Private Residential Property Price Index (Non-Landed) accessed 2026-10-26 from Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Private Residential Properties Median Rentals by Name of Development accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Master Plan 2025 Land Use Layer (with amendments) accessed 2026-09-27 from the Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from Private Residential Properties Rental Contract accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from School Directory and Information accessed 2026-10-25 from the Ministry of Education via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from OneMap accessed 2026-10-25 from the Singapore Land Authority, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from LTA MRT Station Exit accessed 2026-10-25 from the Land Transport Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
Contains information from LTA Bus Stop and LTA DataMall BusRoutes accessed 2026-10-26 from the Land Transport Authority via data.gov.sg and LTA DataMall, made available under the terms of the Singapore Open Data Licence v1.0. The datasets are provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.
This is an estimate computed from public transaction data — not a valuation by a licensed appraiser, and not advice. Do not rely on it for a purchase, sale, mortgage or any other transaction. Where the available sales do not describe your property well, the page says so rather than guessing.