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Bagnall Haus
by Roxy Pacific
📍 811, 813, 815 Upper East Coast Road
NOW SELLING
OCR
Apartment
Freehold
6/115 units left
TOP 2028
⚡ High Exclusivity: Only 6 of 115 units remaining
📈 High Rental Demand Mix
🚆 Transit-Oriented: 3 mins walk to Sungei Bedok MRT
Starting From
$1,235,000
1 - 5Bedrooms
495–1528 sqftSizes
FreeholdTenure
2028TOP Year
115 UnitsTotal
95% Sold6 Left
115 Lots (1:1)Car Park Lots
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Bagnall Haus.
Land Rate (GLS)
Freehold Prime Land
Developer acquisition cost
Current Status
NOW SELLING
Officially Launched & Available
Sales Progress
95% Sold (6 units left)
Based on developer inventory & URA caveats
Pricing Benchmark
$2,507 PSF
Transacted URA Caveats Benchmark
CondoWatch Intel™
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
ANALYST VERDICT
Bagnall Haus offers a rare freehold entry in D16 at an average of $2,506 PSF, but the pricing is aggressive for an OCR location with limited immediate amenities and transit, making it a bet on long-term land scarcity rather than immediate rental yield or convenience.
Key Strengths & Upside
- • Freehold tenure in a district dominated by 99-year leasehold projects, providing superior long-term land value preservation and en-bloc potential.
- • Strong sales momentum with 95% sold (105 of 115 units) within a short period, indicating healthy demand and reducing developer holding risk.
- • Entry price from $1.235M for a 1-bedroom unit offers a relatively accessible quantum for freehold OCR property, appealing to upgraders and investors.
- • Located in the established Upper East Coast enclave, which benefits from future transformation under the URA Master Plan, including the Thomson-East Coast Line and Bayshore precinct.
Prudent Risks & Watch-Outs
- • Pricing at an average of $2,506 PSF is steep for an OCR project, especially when compared to nearby leasehold developments that transact at $1,800–$2,200 PSF, limiting short-term capital appreciation.
- • Immediate connectivity is weak: no MRT station within walking distance (nearest is likely Bedok or upcoming TEL stations, but not confirmed), and bus services along Upper East Coast Road may be congested.
- • Limited on-site amenities and small unit count (115 units) may result in higher maintenance fees per share and fewer facilities compared to larger condos.
- • The 1-5 bedroom mix includes small units that may attract a higher proportion of investors, potentially leading to rental competition and lower rental yields upon TOP.
Instant WhatsApp Property Intelligence
Have a specific question about Bagnall Haus?
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Quick Take
- Bagnall Haus trades at $2,507psf, 47% above the D16 average of $1,702psf.
- 🚆 Transit-Oriented: 3 mins walk to Sungei Bedok MRT.
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 6 of 115 units remaining.
95% Sold
Based on the latest developer sales balance update.
Bagnall Haus Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 Bedroom | 495 sqft | 10 | $2,606 | $1,290,300 |
| 2 Bedroom | 743 sqft | 8 | $2,542 | $1,887,750 |
| 2 BedroomMost traded | 754 sqft | 29 | $2,481 | $1,869,532 |
| 2 Bedroom | 764 sqft | 5 | $2,518 | $1,924,600 |
| 2 Bedroom | 775 sqft | 3 | $2,645 | $2,049,667 |
| 2 Bedroom | 807 sqft | 4 | $2,475 | $1,997,750 |
| 2 Bedroom | 829 sqft | 5 | $2,464 | $2,042,400 |
| 3 Bedroom | 980 sqft | 12 | $2,520 | $2,468,065 |
| 3 Bedroom | 1033 sqft | 8 | $2,492 | $2,574,706 |
| 3 Bedroom | 1249 sqft | 14 | $2,505 | $3,127,204 |
| 4 Bedroom | 1528 sqft | 8 | $2,427 | $3,709,375 |
📈 High Rental Demand Mix
60% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,290,300.
- 2 Bedroom51%
- 3 Bedroom32%
- 1 Bedroom9%
- 4 Bedroom8%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near Bagnall Haus (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
Phase 2C Priority
Within 1 km (0 Schools)
No MOE Primary Schools located within 1 km boundary.
Phase 2C Supplementary
1 km – 2 km (2 Schools)
-
Temasek Primary School1068m · 13 min
-
Bedok Green Primary School1956m · 24 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Bedok South Secondary School Secondary (S1-S5) 706m · 9 min
- Temasek Secondary School Secondary (S1-S5) 942m · 12 min
- Bedok View Secondary School Secondary (S1-S5) 1316m · 16 min
- Anglican High School Secondary (S1-S4) 1926m · 24 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Bagnall Haus Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- DTL TEL Sungei Bedok 254m · 3 min
- TE30 Bedok South 731m · 9 min
- EW4 Tanah Merah 1233m · 15 min
- TE29 Bayshore 1603m · 20 min
- CG1 DT35 Expo 1764m · 22 min
Nearby Malls
- Eastpoint Mall2518m
- East Village2655m
- Djitsun Mall Bedok2896m
- Bedok Mall2897m
Supermarkets
- Cold Storage171m
- Hao Mart1257m
- Giant1457m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Bagnall Haus Master Plan & Location Map
Bagnall Haus and MRT stations within walking distance.
Bagnall Haus Site Plan & Resident Facilities
Legend from the developer's site plan.
- Haus Arrival
- Lift Lobby (Block 811)
- Canopy Clubhouse
- Canopy Gym
- Accessible Toilet
- Sky Lawn
- Canopy Lounge
- Sky Nook
- Sky Playground
- Alfresco Haus
- Teppanyaki Haus
- Grill Haus Sky Swings
- Cloud Garden
- Sky Crossing
- Canopy Lookout
- Games Haus
- Yoga Yard
- Wellness Yard
Bagnall Haus Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Max 75% for a first housing loan, tenure ≤30yr not past age 65.
Indicative only — actual rates depend on lender, profile and TDSR.
Estimated Monthly Instalment
S$ 0
Loan: —
Down payment: —
Estimates only. Down payment shown as total — cash vs CPF split varies. Consult a mortgage advisor for binding figures.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Car loans, personal loans, other mortgages, credit card min. sums, etc.
Buyer's Stamp Duty (BSD)
S$ 0
Additional Buyer's Stamp Duty (ABSD)
S$ 0
Total stamp duty: —
TDSR: —
—
Indicative only, based on IRAS BSD/ABSD rates and MAS's 55% TDSR threshold. Actual duties/eligibility depend on your full financial profile — consult a conveyancing lawyer or mortgage advisor.
Bagnall Haus URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Sep-26 | 01-05 | 1249 | 116 | $3,345,000 | $2,679 | $28,836 | Strata | New Sale |
| Sep-26 | 01-05 | 1249 | 116 | $3,209,000 | $2,570 | $27,664 | Strata | New Sale |
| Apr-26 | 01-05 | 1249 | 116 | $3,097,000 | $2,480 | $26,698 | Strata | New Sale |
| Mar-26 | 01-05 | 764 | 71 | $1,941,000 | $2,540 | $27,338 | Strata | New Sale |
| Feb-26 | 01-05 | 1249 | 116 | $3,316,000 | $2,656 | $28,586 | Strata | New Sale |
| Dec-25 | 01-05 | 1249 | 116 | $3,273,000 | $2,621 | $28,216 | Strata | New Sale |
| Dec-25 | 01-05 | 495 | 46 | $1,340,000 | $2,707 | $29,130 | Strata | New Sale |
| Nov-25 | 01-05 | 754 | 70 | $1,973,000 | $2,618 | $28,186 | Strata | New Sale |
| Sep-25 | 01-05 | 764 | 71 | $1,987,000 | $2,600 | $27,986 | Strata | New Sale |
| Sep-25 | 01-05 | 1528 | 142 | $3,678,000 | $2,406 | $25,901 | Strata | New Sale |
| Aug-25 | 01-05 | 495 | 46 | $1,371,000 | $2,769 | $29,804 | Strata | New Sale |
| Jul-25 | 01-05 | 1528 | 142 | $3,708,000 | $2,426 | $26,113 | Strata | New Sale |
| Jul-25 | 01-05 | 764 | 71 | $1,940,000 | $2,539 | $27,324 | Strata | New Sale |
| Jun-25 | 01-05 | 754 | 70 | $1,897,000 | $2,518 | $27,100 | Strata | New Sale |
| Jun-25 | 01-05 | 754 | 70 | $1,884,000 | $2,500 | $26,914 | Strata | New Sale |
| Jun-25 | 01-05 | 775 | 72 | $2,065,000 | $2,665 | $28,681 | Strata | New Sale |
| May-25 | 01-05 | 754 | 70 | $1,907,000 | $2,531 | $27,243 | Strata | New Sale |
| May-25 | 01-05 | 829 | 77 | $2,056,000 | $2,481 | $26,701 | Strata | New Sale |
| May-25 | 01-05 | 807 | 75 | $2,005,000 | $2,484 | $26,733 | Strata | New Sale |
| May-25 | 01-05 | 1528 | 142 | $3,807,000 | $2,491 | $26,810 | Strata | New Sale |
| May-25 | 01-05 | 754 | 70 | $1,875,000 | $2,488 | $26,786 | Strata | New Sale |
| Apr-25 | 01-05 | 1249 | 116 | $3,053,112 | $2,445 | $26,320 | Strata | New Sale |
| Apr-25 | 01-05 | 775 | 72 | $2,093,000 | $2,701 | $29,069 | Strata | New Sale |
| Apr-25 | 01-05 | 1249 | 116 | $3,161,000 | $2,532 | $27,250 | Strata | New Sale |
| Apr-25 | 01-05 | 980 | 91 | $2,554,000 | $2,607 | $28,066 | Strata | New Sale |
| Mar-25 | 01-05 | 754 | 70 | $1,935,000 | $2,568 | $27,643 | Strata | New Sale |
| Feb-25 | 01-05 | 754 | 70 | $1,832,000 | $2,431 | $26,171 | Strata | New Sale |
| Feb-25 | 01-05 | 980 | 91 | $2,309,775 | $2,358 | $25,382 | Strata | New Sale |
| Feb-25 | 01-05 | 754 | 70 | $1,830,000 | $2,429 | $26,143 | Strata | New Sale |
| Feb-25 | 01-05 | 495 | 46 | $1,303,000 | $2,632 | $28,326 | Strata | New Sale |
| Feb-25 | 01-05 | 754 | 70 | $1,895,000 | $2,515 | $27,071 | Strata | New Sale |
| Feb-25 | 01-05 | 754 | 70 | $1,873,000 | $2,486 | $26,757 | Strata | New Sale |
| Feb-25 | 01-05 | 764 | 71 | $1,887,000 | $2,469 | $26,577 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,705,000 | $2,618 | $28,177 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,640,000 | $2,555 | $27,500 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,670,000 | $2,584 | $27,812 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,431,650 | $2,353 | $25,330 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,579,000 | $2,496 | $26,865 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,514,000 | $2,433 | $26,188 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,514,000 | $2,433 | $26,188 | Strata | New Sale |
| Jan-25 | 01-05 | 1033 | 96 | $2,544,000 | $2,462 | $26,500 | Strata | New Sale |
| Jan-25 | 01-05 | 829 | 77 | $2,044,000 | $2,466 | $26,545 | Strata | New Sale |
| Jan-25 | 01-05 | 829 | 77 | $2,020,000 | $2,437 | $26,234 | Strata | New Sale |
| Jan-25 | 01-05 | 829 | 77 | $2,072,000 | $2,500 | $26,909 | Strata | New Sale |
| Jan-25 | 01-05 | 829 | 77 | $2,020,000 | $2,437 | $26,234 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,012,750 | $2,413 | $25,972 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,019,000 | $2,418 | $26,026 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,061,000 | $2,452 | $26,388 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,245,000 | $2,515 | $27,065 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,235,000 | $2,494 | $26,848 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,277,000 | $2,579 | $27,761 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,260,000 | $2,545 | $27,391 | Strata | New Sale |
| Jan-25 | 01-05 | 807 | 75 | $1,994,000 | $2,470 | $26,587 | Strata | New Sale |
| Jan-25 | 01-05 | 807 | 75 | $2,022,000 | $2,505 | $26,960 | Strata | New Sale |
| Jan-25 | 01-05 | 807 | 75 | $1,970,000 | $2,440 | $26,267 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,402,000 | $2,452 | $26,396 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,330,000 | $2,379 | $25,604 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,836,000 | $2,437 | $26,229 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,821,000 | $2,417 | $26,014 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,885,000 | $2,502 | $26,929 | Strata | New Sale |
| Jan-25 | 01-05 | 1528 | 142 | $3,733,000 | $2,442 | $26,289 | Strata | New Sale |
| Jan-25 | 01-05 | 1528 | 142 | $3,786,000 | $2,477 | $26,662 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,021,000 | $2,420 | $26,043 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,045,000 | $2,439 | $26,250 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,123,000 | $2,501 | $26,922 | Strata | New Sale |
| Jan-25 | 01-05 | 1249 | 116 | $3,045,000 | $2,439 | $26,250 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,536,000 | $2,589 | $27,868 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,508,000 | $2,560 | $27,560 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,569,000 | $2,623 | $28,231 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,569,000 | $2,623 | $28,231 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,536,000 | $2,589 | $27,868 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,508,000 | $2,560 | $27,560 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,489,000 | $2,541 | $27,352 | Strata | New Sale |
| Jan-25 | 01-05 | 764 | 71 | $1,868,000 | $2,444 | $26,310 | Strata | New Sale |
| Jan-25 | 01-05 | 1528 | 142 | $3,660,000 | $2,394 | $25,775 | Strata | New Sale |
| Jan-25 | 01-05 | 1528 | 142 | $3,615,000 | $2,365 | $25,458 | Strata | New Sale |
| Jan-25 | 01-05 | 775 | 72 | $1,991,000 | $2,569 | $27,653 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,859,000 | $2,503 | $26,942 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,874,000 | $2,523 | $27,159 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,896,000 | $2,553 | $27,478 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,922,000 | $2,588 | $27,855 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,922,000 | $2,551 | $27,457 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,948,000 | $2,585 | $27,829 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,899,000 | $2,520 | $27,129 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,777,000 | $2,358 | $25,386 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,752,075 | $2,325 | $25,030 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,837,000 | $2,438 | $26,243 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,849,000 | $2,454 | $26,414 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,812,000 | $2,405 | $25,886 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,827,000 | $2,425 | $26,100 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,876,000 | $2,490 | $26,800 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,849,000 | $2,454 | $26,414 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,780,350 | $2,363 | $25,434 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,875,000 | $2,488 | $26,786 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,948,000 | $2,585 | $27,829 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,900,000 | $2,522 | $27,143 | Strata | New Sale |
| Jan-25 | 01-05 | 754 | 70 | $1,922,000 | $2,551 | $27,457 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,896,000 | $2,553 | $27,478 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,874,000 | $2,523 | $27,159 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,289,000 | $2,604 | $28,022 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,279,000 | $2,583 | $27,804 | Strata | New Sale |
| Jan-25 | 01-05 | 495 | 46 | $1,304,000 | $2,634 | $28,348 | Strata | New Sale |
| Jan-25 | 01-05 | 1528 | 142 | $3,688,000 | $2,413 | $25,972 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,859,000 | $2,503 | $26,942 | Strata | New Sale |
| Jan-25 | 01-05 | 743 | 69 | $1,922,000 | $2,588 | $27,855 | Strata | New Sale |
| Jan-25 | 01-05 | 980 | 91 | $2,306,000 | $2,354 | $25,341 | Strata | New Sale |
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Frequently Asked Questions about Bagnall Haus
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Bagnall Haus?
Units at Bagnall Haus have indicative prices starting from $1,235,000, with transacted URA caveats averaging $2,507 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Bagnall Haus?
The nearest MRT station to Bagnall Haus is Sungei Bedok MRT (DTL, TEL), located approximately 254m (3 min walk) from the development.
What is the tenure and estimated TOP date for Bagnall Haus?
Bagnall Haus is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2028.
Who is the developer of Bagnall Haus?
Bagnall Haus is developed by Roxy Pacific.
Are there primary schools within 1km of Bagnall Haus?
There are currently no primary schools within 1km of Bagnall Haus. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for Bagnall Haus?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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