Honest Insights On Bagnall Haus

Bagnall Haus is a 113-unit freehold launch on Upper East Coast Road in District 16, a short walk from the future Sungei Bedok MRT interchange, completing around 2028. Built by Roxy-Pacific on the former Bagnall Court en-bloc site, it was the first new condo in the Upper East Coast stretch in roughly fifteen years, and it grades an A (7.1) on our New Project Scorecard (NPS). It is the odd one out among this week's launches — the only freehold, the only suburban one — and on the data it has the strongest growth engine of the four. This is a look at why, what's left, and the one honest trade-off. Methodology published. No spin.

The NPS grades a project's district-level fundamentals over a 10-year window — capital appreciation, rental growth, schools, MRT access and project size — from real URA transacted data. It is backward-looking by design: it reflects the district's history, lifted for the project's own size, transport and schools, not a forecast.

The scorecard: strong fundamentals, one clear drag

This is the inverse of the River Valley launches. Where those score top marks for location but lean on a quality lift to clear the growth bar, Bagnall Haus scores its strongest marks on the things that compound: District 16's own 1km resale grew about 3.6% a year over the decade — the best base of this group — and OCR rents grew ~4.65% a year, the strongest rental read of the four. Add a future Thomson-East Coast and Downtown Line interchange a short walk away, and its projected growth lands at ~4.1% a year, the highest of the four and comfortably over a 3% bar — without leaning hard on a quality lift. The one genuine drag the scorecard flags is scale: at 113 units it is a boutique project (thinner facilities, a less liquid resale pool). The school read is solid, not weak — Temasek Primary is in range and oversubscribed, a real draw despite sitting at the edge of the 1km band.

What's actually left — and what it costs

Bagnall Haus launched in January 2025 and sold 71 of 113 units (63%) on opening day at an average of S$2,490 psf. By mid-2026 it was around 92% sold (~9 units left). The family-sized three-bedders went almost entirely at launch (18 of 20). What remains skews to the larger four- and five-bedders, plus the occasional one-bedder.

The smaller one-bedders carry the highest psf, the larger units the lowest — the usual pattern — and the remaining inventory is mostly the big-quantum end.

Two benchmarks: the project against itself, and against its neighbours

The in-project record is the genuinely encouraging number. Unlike the River Valley launches, whose prices have been flat since opening, Bagnall Haus has transacted at an average of about S$2,575 psf over the trailing year — up from its S$2,490 psf launch average (median transacted ~S$2,583). Prices have firmed since launch, exactly what you'd hope from a freehold project in a district with a solid growth record.

Against the neighbourhood, the comparison is about tenure as much as price.

The pitch the data supports is freehold-at-a-leasehold-price: at ~S$2,490–2,575 psf, Bagnall Haus is freehold but priced around where 99-year leasehold launches in the wider east (Grand Dunman ~S$2,500, Tembusu Grand ~S$2,465) have sold — and below the nearest freehold benchmark, The Continuum, at S$2,700-plus. The nearby 99-year Sceneca Residence at ~S$2,040 sits lower, but it's a different micro-location on a wasting lease. For a buyer who values freehold tenure, the relative pricing is the genuine draw.

How long you'd likely hold

Of the four launches this week, Bagnall Haus has the friendliest holding profile on the data. Its projected growth of ~4.1% a year is the highest of the group and clears the 3% bar with room to spare — and crucially, it does so off a genuinely solid district resale record rather than a heavy quality lift. The freehold tenure removes the lease-decay clock entirely. The honest counterweight is the one scorecard drag: a 113-unit project is less liquid when you come to sell. The catalysts — the Sungei Bedok interchange and the Bayshore precinct one stop away — are still under construction, so part of the upside is forward-looking, which the NPS, being backward-looking, does not score.

The honest verdict

Bagnall Haus is the fundamentals pick of this week's set, and a genuine change of pace from the leasehold prime launches: freehold tenure, the strongest district growth and rental record of the four, a future MRT interchange at walking distance, and a price that reads as freehold-at-leasehold money. The scorecard's A (7.1) is fair and specific — the only thing it docks is scale, not the district or the schools. For a long-term owner-occupier or a freehold-minded investor comfortable with a compact, boutique project, it earns its grade, with its own firming transacted record (~S$2,575 psf, up from S$2,490) as the reassuring sign.

See the full scorecard and run your own unit price through the holding-period calculator at tribesg.com/nps.

Sources: NPS quality grade, the five factor scores and projected growth per the TRIBE New Project Scorecard (URA Data Service transacted PSF; 1km resale trend lifted for project size, transport and schools; figures as at June 2026). Launch take-up, sold count and in-project transacted PSF per EdgeProp and the EdgeProp project page; comparable resale and launch PSF (Sceneca Residence, Grand Dunman, The Continuum) per PropertyGuru and Stacked Homes. Indicative pricing from the project price list; availability changes as units sell. Scores are model outputs, not financial advice.

Silas Tan is a District Director at Huttons Asia and co-founder of TRIBE. He built the New Project Scorecard (NPS) and Resale Project Scorecard (RPS) on URA transacted data. This article is for informational purposes and does not constitute financial or investment advice. CEA Registration R000303I.