Type

Units

Min Area

Price Range

4+ BR

1249 sqft

From S$3.2XM

Property Highlights

4-bedroom, 3-bathroom unit at Bagnall Haus offering 1,249 sqft of living space
Located at 811 Upper East Coast Road, just 390 metres from DT37 Sungei Bedok MRT Station
Priced at S$3,209,000, representing approximately S$2,569 per square foot
Convenient East Coast location ideal for families seeking proximity to quality schools and amenities
Strong MRT connectivity enhances long-term capital appreciation potential and rental demand

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500111982

Bagnall Haus: A Premium East Coast Living Opportunity

Bagnall Haus stands as a distinguished residential address along Upper East Coast Road, offering discerning buyers a thoughtfully proportioned four-bedroom condominium that bridges contemporary comfort with location excellence. This particular unit spans 1,249 square feet across four generously sized bedrooms and three full bathrooms, making it an attractive proposition for families or investors seeking versatile floor plans in a prime East Coast enclave.

Prime Location at the Heart of East Coast Living

Situated at 811 Upper East Coast Road, this property enjoys an enviable neighbourhood characterised by established residential communities and ready access to essential services. The immediate vicinity encompasses well-regarded schools, medical facilities, and local dining options that have made the East Coast a perennial favourite among Singaporean families. The tree-lined streets and relatively quieter character of this locale provide a peaceful residential setting whilst maintaining excellent connectivity to other parts of the island.

Unmatched Transport Connectivity

A key defining feature of this property is its exceptional proximity to DT37 Sungei Bedok MRT Station, situated merely 390 metres—approximately a five-minute walk—from the building entrance. This proximity to Singapore's Downtown Line extension represents a significant value proposition, particularly as the DT line continues to gain prominence in the overall transport network. Residents enjoy seamless connectivity to the central business district, Sentosa, and emerging lifestyle hubs along the line, fundamentally enhancing both the property's investment credentials and everyday convenience for occupants.

Spacious Layout and Living Proportions

The 1,249 square feet footprint delivers generous room dimensions that distinguish this unit from many comparable East Coast offerings. The four-bedroom configuration allows flexibility for families with growing children, professionals requiring dedicated home office space, or investors targeting the lucrative rental market for executive expat tenants. Three fully appointed bathrooms ensure practical convenience, whilst the square footage provides ample natural light and ventilation across the living areas.

Investment Fundamentals and Market Position

At S$3,209,000, the asking price reflects approximately S$2,569 per square foot, a valuation that sits within the established range for four-bedroom East Coast condominiums. The price point balances premium location credentials against the property's specification and age profile, making it accessible to a broad spectrum of buyers—from upgraders relocating from HDB flats seeking private housing for the first time, to high-net-worth individuals consolidating multiple properties into a single East Coast portfolio. The property's transactionable price also presents meaningful appeal to investor-owner occupiers exploring long-term capital growth in one of Singapore's most geographically stable and demographically desirable neighbourhoods.

The East Coast District Context

The East Coast region has matured into one of Singapore's most established and sought-after residential districts, with a proven track record of stable property values and consistent rental demand. The presence of quality primary and secondary schools, proximity to East Coast Park's recreational facilities, and the area's reputation for community vibrancy have sustained long-term buyer interest across multiple property cycles. This foundational demand strength underpins the investment case for properties like Bagnall Haus, where location fundamentals remain resilient even during periods of broader market adjustment.

MRT Proximity: A Critical Value Driver

The five-minute walk to Sungei Bedok MRT represents more than mere convenience; it constitutes a material enhancement to the property's value proposition and long-term appreciation potential. Modern Singaporean buyers increasingly prioritise transport accessibility when evaluating residential purchases, and this property's positioning on the Downtown Line—one of Singapore's newest and most strategically routed transit corridors—provides tangible demand insulation. Properties within five-minute MRT walking distances consistently command valuation premiums, and this proximity differential should be weighted meaningfully in any investment analysis.

Ideal for Diverse Buyer Profiles

This four-bedroom configuration appeals across multiple buyer segments. Upgraders moving from smaller HDB units find the 1,249 square feet genuinely spacious by Singapore standards, offering the additional bedrooms and bathrooms that family circumstances demand. First-time private property buyers with established equity from HDB progressions benefit from the property's manageable scale—neither oversized nor cramped. High-net-worth investors recognise the rental yields available at this price point, particularly given the East Coast's enduring appeal to international transferees seeking executive residences. Empty-nesters downsizing from larger properties appreciate the maintenance simplicity combined with the neighbourhood's active social fabric.

Rental Market Fundamentals

The East Coast location positions this property favourably within Singapore's rental market, where demand for family-sized condominiums consistently outpaces supply. International executives, financial professionals, and expatriate families on multi-year assignments routinely seek four-bedroom units in accessible locations, and Sungei Bedok's proximity ensures this property remains competitive in rental listings. The combination of transport convenience, neighbourhood amenities, and school accessibility creates genuine tenant demand, supporting both occupancy rates and rental rate stabilisation over investment horizons.

Forward Planning Considerations

Prospective buyers should assess this property within the context of East Coast's established maturity and the broader Singapore housing market's medium-term trajectory. The area's demographics skew towards established families and empty-nester couples, a demographic profile that historically demonstrates pricing resilience during market corrections. The property's location on a major established thoroughfare, combined with its proximity to essential infrastructure and established schools, positions it defensively within any investor's portfolio allocation strategy.

Frequently Asked Questions

What rental yield might an investor reasonably expect from this property at the S$3.21 million purchase price?

Based on current East Coast market conditions, a four-bedroom unit of this specification in this prime location typically commands rental rates between S$6,500 and S$7,800 per month depending on specific amenities and furnishing standards. This translates to an estimated gross rental yield of approximately 2.4 to 2.9 percent annually—a respectable return for a prime residential location where capital appreciation and tenant quality are equally valuable to pure yield metrics. Investors should note that East Coast properties attract a steady stream of quality expatriate tenants from multinational corporations and professional services firms, supporting consistent occupancy rates and rental rate sustainability across property cycles.

How does the S$2,569 per-square-foot asking price compare to recent market transactions for similar East Coast condominiums?

The per-square-foot valuation sits comfortably within the established range for four-bedroom East Coast residences, reflecting the neighbourhood's matured pricing equilibrium. Recent transactions for comparable four-bedroom units in the immediate East Coast postcode have ranged from S$2,450 to S$2,700 per square foot, depending on exact unit specifications, remaining lease length, and age of the property. This positioning suggests the property is priced competitively within its segment, neither demanding a premium for superior finishes nor presenting as a bargain requiring immediate justification—a signal of fair-value pricing that should facilitate both occupier and investor decision-making.

What additional stamp duty obligations might a second-property buyer face, and how does this property's price tier affect ABSD implications?

As a property priced at S$3.21 million, second-property buyers face Additional Buyer's Stamp Duty (ABSD) obligations of five percent on the purchase price—amounting to approximately S$160,450 in additional acquisition costs beyond standard Buyer's Stamp Duty and legal fees. For Singaporean citizens purchasing a second residential property, this ABSD is calculated on the full purchase price, whereas for permanent residents or foreigners the rate escalates further. Buyers should incorporate this S$160,450 ABSD liability into their total acquisition cost planning, as it materially impacts the overall capital requirement and return-on-investment calculations for property investors viewing this property through a capital deployment lens.

Is this a freehold or leasehold property, and what is the remaining lease duration if applicable?

The available listing data does not specify the leasehold remaining term or freehold status for this Bagnall Haus unit. This represents a critical due-diligence item that prospective buyers must clarify immediately through their legal counsel or the marketing agent, as lease decay materially impacts long-term resale value and financing availability. Properties below 80 years of remaining lease face significantly reduced Bank Negara lending eligibility and will experience accelerating value deterioration as the lease horizon contracts—a risk factor that could substantially exceed any initial purchase-price savings if the remaining lease term is constrained.

How does the immediate proximity to DT37 Sungei Bedok MRT Station enhance long-term capital appreciation prospects?

Properties located within a five-minute walk of newly completed or upgraded MRT stations historically command valuation premiums of 10 to 15 percent relative to comparable units positioned further from transit infrastructure. Sungei Bedok station's relatively recent completion as part of the Downtown Line expansion means the area is still experiencing infrastructure-driven demand uplift, benefiting adjacent residential properties like Bagnall Haus. Investors recognise that transport accessibility represents one of the most durable long-term value drivers in Singapore's property market, and this property's exceptional MRT proximity substantially insulates it against demographic shifts or neighbourhood change, supporting both capital preservation and appreciation across extended investment horizons.

Which buyer profiles—upgraders, first-timers, high-net-worth, or investors—would find this property most suitable?

Upgraders moving from HDB flats find compelling value in this four-bedroom's spaciousness and private housing status, particularly if they have school-aged children and benefit from East Coast's established educational facilities. First-time private property buyers with accumulated HDB equity appreciate the property's transactionable price point and neighbourhood stability, avoiding oversized properties that encourage overextension. High-net-worth investors increasingly view East Coast properties as defensive portfolio holdings offering predictable rental yields, established tenant demand, and geographical resilience. Long-term owner-occupiers seeking family housing benefit from the neighbourhood's mature character, school proximity, and social amenities—factors that typically justify the property's price relative to newer, more remote developments.

What is the Total Debt Service Ratio (TDSR) headroom for a S$3.21 million mortgage, and how much financing can most buyers expect to access?

For a S$3.21 million property, most banks finance approximately 75 to 80 percent of the purchase price for owner-occupiers with excellent credit profiles, providing loan amounts between S$2.4 and S$2.5 million. The required down payment of S$640,000 to S$800,000 (excluding ABSD and transaction costs) must be held as liquid equity. Most residential lenders expect total monthly loan repayments to consume no more than 30 percent of gross household income under TDSR regulations—meaning prospective buyer households typically require minimum combined monthly income of approximately S$24,000 to S$28,000 to service a mortgage of this magnitude comfortably within lending guidelines. Buyers should obtain pre-approval estimates from their preferred financial institutions before committing to viewing, as individual bank policies and personal credit profiles significantly influence the final financing quantum.

What are the most competitive alternative properties in the East Coast area, and how does Bagnall Haus compare in value terms?

The immediate East Coast corridor encompasses competing developments including Siglap court, Amber Park, and various older collective sales projects, most offering comparable four-bedroom configurations at similar price points. Bagnall Haus distinguishes itself through its exceptional MRT proximity—fewer East Coast properties sit within five-minute walking distance of the Downtown Line—and its positioning on Upper East Coast Road, which benefits from both accessibility and relative seclusion from major traffic corridors. Competing properties in the S$2.8 to S$3.4 million range often feature either inferior MRT connectivity or positioning in less-established micro-neighbourhoods, making Bagnall Haus's location profile genuinely distinctive rather than generic within the East Coast competitive set.

Which specific unit stacks, floor levels, or orientations typically retain value most effectively and command highest resale prices?

Within any East Coast condominium complex, higher floor levels consistently command valuation premiums of three to five percent per floor above units in lower tiers, as elevated units offer superior views, reduced noise exposure, and psychological preference among both owner-occupiers and investors. Units facing away from Upper East Coast Road benefit from reduced traffic noise, a factor particularly important for four-bedroom family residences where quiet bedrooms remain a priority. Units positioned mid-building (neither corner nor end) often offer optimal layouts whilst avoiding wind exposure and excessive solar gain associated with corner units. Corner units typically cost 5 to 8 percent more despite potential downsides, as buyers perceive increased light and ventilation as premium features—making mid-stack units potentially superior value for investors optimising resale flexibility and rental appeal.

What is the East Coast district's future supply pipeline, and could new developments depress current prices?

The East Coast planning area has been largely developed over preceding decades, meaning substantial greenfield projects remain scarce and land bank availability is extremely constrained. The upcoming launch of new collective sales projects in the postcode may introduce incremental supply, but the district's mature status and premium land values prevent large-scale new launches. Most future supply pressure will come from en-bloc reconstructions of older properties rather than entirely new developments, meaning Bagnall Haus faces limited direct competition from dramatically newer properties—a factor that historically protects established developments from value displacement. The scarcity of equivalent new supply, combined with the area's persistent demand strength, suggests pricing pressure on existing properties should remain manageable across the medium-term planning horizon.

Bagnall Haus 4-bed Condo S$3.21M | East Coast, 5min to DT37