RPS · Resale Project Scorecard
Baywater — Grade S
RPS score 7.97/10 · D16 · Bedok, Upper East Coast · 232 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2006
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.33% — top-quartile performance within its 2006-era cohort (76th percentile).
4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.36km). Exceptional school catchment — strong appeal for families with young children.
232 units — good project size supporting active resale market and adequate facilities.
110m from Bedok Reservoir Mrt Stn (DT30) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.32% — above-average income return.
99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.72km, far enough that the impact on this project is modest.
Primary schools within 1km: YU NENG Primary School, RED Swastika School, Fengshan Primary School, ST. Anthony's Canossian Primary School.
The verdict· Scores updated September 2026
Baywater scores 7.97 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 91st of 2,357 resale condos scored in Singapore and 8th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Baywater
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,407 psf, median price $1.83M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,382 psf | $1.80M |
| Jan–Mar 2026 | 1 | $1,344 psf | $1.75M |
| Apr–Jun 2026 | 5 | $1,365 psf | $1.92M |
| Jul–Sep 2026 | 3 | $1,444 psf | $1.86M |
| 12-month total | 10 | $1,407 psf | $1.83M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Baywater: frequently asked questions
Answers generated from the scorecard data — RPS rank 91st of 2,357, scores updated September 2026.
- Is Baywater a good buy in 2026?
- Baywater scores 7.97/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 91st of 2,357 Singapore resale condos and 8th of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Baywater?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Baywater, at a median of $1,407 psf and a median price of $1.83M (range $901 psf to $1,533 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Baywater from the nearest MRT station?
- Baywater is about 110m from Bedok Reservoir MRT (DT30), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Baywater compare with Waterfront Gold?
- Waterfront Gold is the project scored next to Baywater on the District 16 ranking: 7.98 (Grade S) against Baywater's 7.97 (Grade S). Baywater scores higher on MRT Proximity (10 vs 8) and Rental Yield (5 vs 4); Waterfront Gold scores higher on Project's Historical Performance (8 vs 9) and Tenure (7 vs 8).
- Which primary schools are within 1km of Baywater?
- 4 primary schools are within 1km of Baywater: YU NENG Primary School, RED Swastika School, Fengshan Primary School, ST. Anthony's Canossian Primary School. 4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.36km). Exceptional school catchment — strong appeal for families with young children. Baywater scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Baywater, and how big is the project?
- Baywater is 99-year leasehold, completed in 2006, has 232 units, developed by Far East Organization. 99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent. 232 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
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