Type

Units

Min Area

Price Range

4 BR

1249 sqft

S$3.2M

5 BR

1528 sqft

S$3.8M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$3.2M to S$3.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$642K on this acquisition.
Located 5 min (390 m) from DT37 Sungei Bedok MRT Station (U/C).

Price Trends & Rental Yield

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Bagnall Haus: An Intimate Low-Density Condominium in East Singapore's Emerging Corridor

Bagnall Haus represents a thoughtfully designed residential enclave situated along Upper East Coast Road, one of Singapore's most sought-after eastern addresses. This 113-unit condominium development embodies the contemporary preference for lower-density living without compromising on proximity to essential infrastructure and amenities. The project offers a curated selection of spacious residences, predominantly configured as 4 and 5-bedroom units, catering to families seeking room to grow and entertaining space within an intimate community setting.

The development's defining advantage lies in its exceptional accessibility to Sungei Bedok MRT Station, located merely 390 metres away—a sheltered, five-minute walk from the main residential blocks. This interchange station operates across both the Downtown Line and the Thomson-East Coast Line, positioning residents within easy reach of Singapore's central business districts, major employment hubs, and wider metro network. The dual-line connectivity significantly enhances commuting flexibility and property resilience, as residents benefit from redundant transport options during service disruptions or peak-hour congestion.

Community and Lifestyle Within the Development

The residential experience at Bagnall Haus is anchored by a comprehensive facilities package tailored to modern family living. A 25-metre lap pool serves health-conscious residents and competitive swimmers, whilst a fully equipped gymnasium caters to fitness routines without requiring external membership fees. The clubhouse functions as a community hub for social gatherings and events, whilst a dedicated children's playground ensures young residents have secure, on-site recreational space. Outdoor entertaining is facilitated by thoughtfully positioned BBQ pits, ideal for weekend gatherings and celebrations. These amenities collectively foster a sense of community whilst maintaining the low-density, relaxed neighbourhood atmosphere that distinguishes this development from higher-rise alternatives in the eastern corridor.

Educational Excellence and Family-Oriented District

The location benefits from proximity to some of Singapore's most respected educational institutions, making it particularly attractive to families prioritising schooling options. Temasek Primary School, consistently ranked among the nation's top primary institutions, lies within approximately one kilometre of the development. Secondary education options are abundant, with Anglican High School, Victoria School, and Victoria Junior College all accessible within the immediate vicinity. For tertiary-level studies, the Singapore University of Technology and Design (SUTD) is nearby, positioning the address as an educational node across multiple age groups. This institutional density enhances both daily convenience for students and the development's long-term capital appeal, as educational proximity has historically supported stronger resale demand and rental yields across residential property cycles.

Neighbourhood Amenities and Daily Convenience

Despite the tranquil, laid-back character of the surrounding neighbourhood, Bagnall Haus residents enjoy seamless access to essential daily necessities. Eastwood Centre, a well-established retail and dining destination, provides immediate shopping and lifestyle options. Bedok Food Centre, a long-standing hawker institution, caters to those seeking authentic local dining experiences at competitive price points. Supermarkets, clinics, and service providers are distributed throughout the surrounding Bedok planning area, ensuring no resident is far from routine necessities. This balance between neighbourhood serenity and practical accessibility is a defining hallmark of the Upper East Coast location.

Forward-Looking Regional Development and Capital Appreciation Drivers

The broader Upper East Coast corridor is undergoing significant revitalisation, with the Bayshore programme positioning the eastern seafront as a major mixed-use destination. Located just two MRT stops from Bagnall Haus, this large-scale development programme promises the arrival of substantial retail, dining, and entertainment amenities that will further elevate the neighbourhood's appeal and convenience factor. Additionally, SAFRA Bayshore—targeted to open by 2030 as the organisation's largest clubhouse facility, spanning more than 322,000 square feet—will introduce world-class recreational and family-oriented facilities, from aquatic centres to dining establishments and entertainment zones. These approved, funded infrastructure investments represent material capital appreciation catalysts, as completed neighbourhood transformations typically correlate with measurable uplift in property values within a two to three kilometre radius.

Architectural and Design Philosophy

The development's 113-unit composition reflects a deliberate architectural strategy to preserve neighbourhood character whilst delivering contemporary living standards. This unit count sits well below the density thresholds of comparable developments in central Singapore, permitting wider green spaces, reduced parking congestion, and a more intimate sense of community. Residences are configured with spacious layouts across both 4 and 5-bedroom typologies, accommodating multi-generational families, home office arrangements, and entertaining aspirations. Quality finishes throughout reflect the developer's commitment to premium construction standards, positioning the development competitively within the upper-east-coast residential market segment.

Bagnall Haus exemplifies the contemporary residential paradigm: a balance between accessibility and tranquillity, between community facilities and neighbourhood character, and between proven educational and transport infrastructure and forward-looking regional developments. The project's low-density positioning, coupled with its strategic MRT connectivity and the accelerating transformation of the eastern corridor, positions it as a substantive consideration for families and investors seeking established, appreciating real estate in one of Singapore's most desirable eastern addresses.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at Bagnall Haus?

Rental yield at Bagnall Haus typically ranges from 2.5% to 3.2% gross annually, depending on unit configuration, floor level, and market conditions at the time of acquisition. The development's proximity to Sungei Bedok MRT Station, excellent educational institutions, and low-density character position it favourably for tenant demand, particularly among expatriate families seeking quality residential environments in the eastern corridor. However, investors should note that larger 4 and 5-bedroom units, whilst commanding premium rents in absolute terms, may experience slightly lower percentage yields compared to 2-bedroom assets in the same district, as the tenant pool for such spacious configurations is proportionally smaller, necessitating longer marketing periods and potentially more selective tenant selection.

How does the per-square-foot pricing at Bagnall Haus compare to recent sales transactions in the Upper East Coast area?

Bagnall Haus typically transacts at per-square-foot prices ranging from S$2,500 to S$2,800 per sqft depending on unit size, floor level, and orientation, which positions it competitively within the Upper East Coast condominium segment. Recent comparable sales in the immediate vicinity—including properties within 500 metres of Sungei Bedok MRT—have demonstrated similar or slightly higher psf values, reflecting the premium associated with MRT proximity and low-density development formats. The development's lower unit count (113 total) and emphasis on spacious layouts mean its per-sqft pricing may appear elevated relative to higher-density developments further inland, though absolute purchase prices remain accessible for the quality of location, finishes, and neighbourhood amenities offered.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property at Bagnall Haus?

Singapore Citizens purchasing a second residential property at Bagnall Haus are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the purchase price. For a unit transacting at approximately S$3.2 million, ABSD would amount to roughly S$640,000, representing a material increase in total acquisition costs alongside the standard Buyer's Stamp Duty. This 20% ABSD liability significantly impacts the effective purchase price and total financing requirement, and prospective second-property buyers should factor this cost into their investment thesis and mortgage serviceability calculations. Exemptions or reduced rates may apply in limited circumstances (such as death of a spouse or divorce settlements), but standard residential purchases by Singapore Citizens do not qualify for relief from this duty.

Does Bagnall Haus carry lease decay risk, and how might shorter tenure affect long-term resale value?

Bagnall Haus is offered on a 99-year leasehold tenure, which is the standard lease duration for new residential developments in Singapore and does not present material decay risk during typical 10 to 20-year holding periods. However, lease decay becomes a consideration for properties held beyond 30 years, as financial institutions and prospective buyers increasingly scrutinise remaining lease length relative to the property's anticipated utility lifespan. Purchasers planning to hold units for 40+ years should be aware that future lease extension or enbloc redevelopment may be necessary to maintain asset value, though such decisions remain decades away and should not materially influence near-to-medium-term purchasing decisions for owner-occupiers or medium-term investors.

How does proximity to Sungei Bedok MRT Station influence demand and capital appreciation at Bagnall Haus?

MRT accessibility is a primary capital appreciation driver for residential property in Singapore, and Sungei Bedok Station's dual-line connectivity (Downtown Line and Thomson-East Coast Line) substantially enhances Bagnall Haus's medium to long-term appreciation profile. Properties located within 400 metres of MRT interchange stations—as Bagnall Haus is—historically demonstrate 15-25% greater price resilience during market downturns and accelerated recovery during upswings compared to non-MRT-proximate alternatives. The station's recent completion and the planned Bayshore revitalisation programme directly adjacent create compounding demand tailwinds: residents enjoy improved transport options, whilst incoming retail, dining, and entertainment venues attract new residents, supporting sustained rental and capital growth. Investors and owner-occupiers should view MRT proximity as a defensive hedge against neighbourhood commodity-ification.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to Bagnall Haus?

Bagnall Haus appeals most strongly to upgraders and high-net-worth owner-occupiers seeking family-oriented residential environments with established infrastructure, quality schools, and community amenities; the spacious 4 and 5-bedroom layouts cater directly to multi-generational families outgrowing smaller units. First-time buyers may find the entry price point (from approximately S$3.2 million) moderately challenging relative to HDB upgrade thresholds, though the development's low density, MRT connectivity, and educational precinct justify the premium for qualifying purchasers. Investors should approach Bagnall Haus as a medium-to-long-term hold (7+ years) rather than a short-term trading asset, as the larger unit sizes and relatively smaller tenant pool mean extended marketing periods are common; however, the combination of MRT accessibility, educational proximity, and neighbourhood scarcity (only 113 units) supports resilient rental demand and capital appreciation. First-time investors should be cautious about over-extending leverage given ABSD liabilities on second property acquisitions.

What Total Debt Servicing Ratio (TDSR) and financing headroom can a typical buyer expect at Bagnall Haus price points?

For a Bagnall Haus unit priced at approximately S$3.2 million, a buyer financing 80% (S$2.56 million) at current mortgage rates of 4.0-4.25% over a 30-year term would service monthly debt of roughly S$12,200-S$12,800. To comply with the Monetary Authority of Singapore's TDSR ceiling of 60%, a buyer would require gross monthly household income of approximately S$20,300-S$21,400, comfortably achievable for professional dual-income households. However, this baseline calculation assumes no pre-existing debts (car loans, credit card balances, or previous property mortgages); second-property purchasers carrying existing TDSR obligations will face materially reduced financing headroom, and should engage a mortgage broker early to stress-test their specific situation. First-time buyers should note that the ABSD liability (approximately S$640,000) typically requires cash reserves or alternative financing arrangements, as most lenders do not permit ABSD to be capitalized into the loan facility.

How does Bagnall Haus compare to competing developments within the Upper East Coast and Katong-Joo Chiat corridors?

Bagnall Haus occupies a distinctive position within the Upper East Coast market segment, offering low-density (113 units) spacious layouts (4-5 beds) at per-sqft rates competitive with or slightly below comparable developments such as those in the immediate Bedok or Siglap areas. The dual-line MRT connectivity at Sungei Bedok Station provides material transport advantages over some neighbouring developments served by single-line or more distant stations, whilst the planned Bayshore revitalisation programme offers unique long-term neighbourhood catalysts not yet fully factored into many competing properties. Price-entry comparisons favour Bagnall Haus relative to similarly-sized units in Katong-Joo Chiat proper, where heritage conservation and tighter land supply typically command 10-15% per-sqft premiums, though the eastern suburbs loss some lifestyle cachet. Purchasers should weight Bagnall Haus's low density, MRT interchange access, and forward-looking infrastructure plans against established neighbourhood character and mature dining/retail scenes in more-central eastern addresses.

Which unit stack levels or floor positions at Bagnall Haus typically offer the best value within the development?

Mid-level units (approximately floors 8-18 of typical residential blocks) tend to offer superior value-to-quality ratios at Bagnall Haus, as they command modest discounts relative to higher-floor units whilst avoiding ground-level exposure to street noise and reduced privacy sightlines. Units with north or north-east facing orientations benefit from morning light without afternoon heat gain, and are particularly sought-after in tropical Singapore; these typically sustain per-sqft premiums of 3-5% relative to south-facing alternatives. Higher-floor units (above floor 20) command scarcity premiums of 5-10% but appeal primarily to buyers prioritising unobstructed sightlines and perceived prestige; investors should assess whether incremental rental income justifies the acquisition premium. Corner and end-of-wing units, whilst offering superior ventilation and light, typically sell at slight per-sqft discounts due to perceived layout awkwardness; these can represent good value for owner-occupiers willing to sacrifice marginal leaseable area for enhanced natural light and privacy.

What is the future housing supply pipeline in the Bedok and Upper East Coast planning areas, and how might new completions affect Bagnall Haus resale demand?

The Bedok planning area has limited additional major residential supply approved for delivery within the next 5-10 years, with most large-scale development rights already consolidated or in advanced construction phases; this supply scarcity supports medium-to-long-term capital appreciation prospects for established properties like Bagnall Haus. However, the Bayshore revitalisation programme, whilst primarily a mixed-use retail and community amenities exercise, will introduce approximately 500-800 residential units across multiple towers, potentially moderating per-sqft appreciation rates in the immediate 2-4 year period post-delivery (estimated 2026-2027 timeframe). The critical distinction is that Bayshore residents will compete for identical retail, dining, and transport infrastructure as Bagnall Haus residents, potentially shifting demand towards lower-priced entry points within the revitalised precinct; conversely, the neighbourhood's elevated profile and enhanced amenities may lift all residential properties in the surrounding 1-2 kilometre radius. Investors should view the 5-7 year horizon as a consolidation period during which Bagnall Haus retains pricing resilience, with material appreciation acceleration anticipated beyond 2030 as Bayshore stabilises and SAFRA Bayshore opens.

Condominium At 811 Upper East Coast Road — From S$3.2M