Type

Units

Min Area

Price Range

3 BR

1335 sqft

S$2M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$400K on this acquisition.
Located 4 min (350 m) from DT30 Bedok Reservoir MRT Station.

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The Clearwater: A Contemporary Residence in Bedok Reservoir

The Clearwater stands as a distinguished residential development positioned within the vibrant Bedok Reservoir precinct, one of Singapore's most sought-after neighbourhoods. The project has been thoughtfully designed to cater to diverse buyer profiles, from first-time homeowners through to seasoned investors seeking exposure to the eastern corridor of the island. Located at 6 Bedok Reservoir View, this condominium enjoys an enviable setting that balances proximity to essential infrastructure with the quieter appeal of reservoir-adjacent living.

Sitting merely 350 metres from Bedok Reservoir MRT Station on the Downtown Line (DT30), residents benefit from seamless connectivity that dramatically reduces commute times to the Central Business District and other key employment hubs. This accessibility has historically supported capital appreciation in the wider Bedok area, as the MRT link remains one of the most attractive features for both owner-occupiers and long-term investors. The station itself serves as a major interchange point within the East Coast corridor, reinforcing the area's appeal to professionals working across multiple sectors throughout Singapore.

Unit Composition and Spatial Design

The Clearwater offers a curated range of unit types across multiple floor plates, with configurations spanning from intimate two-bedroom residences through to expansive three-bedroom homes. Each unit has been planned to maximise natural light and ventilation, a critical consideration in Singapore's tropical climate. The average unit size ranges across the development, ensuring that prospective residents can select accommodation that aligns precisely with their space requirements and lifestyle expectations. Interior finishes reflect contemporary design principles, with attention paid to layout efficiency and material quality that supports long-term durability and minimal maintenance demands.

Neighbourhood Context and Lifestyle Appeal

Bedok Reservoir has evolved into one of the island's most desirable residential districts, characterised by mature landscaping, established amenities, and a strong sense of community. The immediate vicinity encompasses Bedok Reservoir Park, a verdant recreational space that draws residents seeking weekend activities, jogging trails, and waterfront serenity. For families, the area hosts several well-regarded educational institutions within convenient distance, including primary and secondary schools that consistently feature in Singapore's national rankings. Retail and dining options cluster around the periphery of the reservoir, with numerous hawker centres, supermarkets, and shopping malls accessible by short car journeys or public transport.

Transportation and Connectivity

The proximity to Bedok Reservoir MRT Station represents a significant advantage for residents who depend on public transport for daily commuting. The Downtown Line provides direct access to Bukit Panjang in the north and Marina Bay in the south, facilitating efficient connections to financial services, healthcare, and technology sectors concentrated in the central business and medical districts. During peak hours, the station experiences reliable service frequencies, and interchange opportunities at multiple nodes along the line expand travel options considerably. For drivers, the development benefits from well-maintained arterial roads including Bedok Reservoir Road, which channels traffic smoothly towards the Pan-Island Expressway and east-coast bound routes.

Investment Considerations and Market Position

The Clearwater appeals to investors eyeing the Bedok market, where rental demand has historically remained robust due to the neighbourhood's appeal to expatriate professionals and local families seeking eastern location advantages. The maturity of the surrounding estate, combined with MRT proximity, creates a compelling fundamentals-based case for capital appreciation over medium to long-term holding periods. Prospective purchasers should note that investors acquiring a second residential property as a Singapore Citizen will incur Additional Buyer's Stamp Duty at 20%, a material cost that requires incorporation into yield calculations and investment horizons. Estimated rental yields for units within this development typically track between 3% and 4% gross, depending on unit configuration, floor level, and prevailing market rates, though individual circumstances will vary.

Development Amenities and Common Facilities

The Clearwater has been conceived as an integrated residential community rather than a collection of individual apartments. The development incorporates multiple common areas designed to foster resident interaction and support active lifestyles. These facilities typically include recreational spaces, fitness provisions, and landscaped gardens that add material value to unit ownership by creating buffer zones from surrounding roads and enhancing privacy perception. The architecture respects the surrounding built environment whilst introducing contemporary design language that sets the development apart from older stock in the district.

Suitability for Diverse Buyer Profiles

First-time homebuyers entering the market via The Clearwater benefit from the established nature of the Bedok neighbourhood and the confidence that comes with mature, proven infrastructure. Upgraders moving from smaller HDB flats or private apartments find the unit diversity accommodating, with options to expand living space without stretching dramatically beyond familiar price bands. High-net-worth individuals and overseas investors appreciate the location's strategic positioning and the strength of the MRT connection, which underpins both personal utility and capital preservation expectations. Owner-occupiers seeking rental income during periods of overseas assignment recognise the stable tenant demand that the area commands, particularly among multinational firms with facilities across the eastern sector.

Market Context and Comparable Developments

The Bedok Reservoir market remains competitive, with several established and emerging residential projects offering alternative options within the same micromarket. Recent price-per-square-foot transaction data in the vicinity suggests that The Clearwater is positioned competitively relative to comparable stock of similar vintage, condition, and MRT proximity. Discerning buyers conducting side-by-side market analysis will find that the development's specific unit mix, finishes, and amenity package create differentiation relative to older Housing and Development Board properties and certain competing private developments in the catchment. The development's positioning—neither at the ultra-premium end nor in the value segment—attracts a broad cross-section of buyer types.

Financing and Debt Service Considerations

Prospective purchasers should model Total Debt Service Ratio (TDSR) implications carefully, particularly given current mortgage lending conditions and Singapore's macroeconomic stance on household debt. The typical financing headroom available to most qualified borrowers at current interest rate environments supports mortgages covering approximately 75% to 80% of purchase price, implying 20% to 25% equity requirements. At prevailing indicative price points across the development, TDSR thresholds typically accommodate most professional household income profiles, though higher-bracket properties and those targeting first-time buyers with limited income history may require additional capital contribution or joint-borrower arrangements. Buyers should liaise with mortgage advisers to confirm individualised lending capacity before committing to a specific purchase timeline.

Looking Forward

The Bedok precinct faces moderate supply pipeline pressures in coming years, with limited large-scale greenfield development remaining available within the immediate district. This constrained supply pipeline, combined with the enduring appeal of east-side living and MRT accessibility, suggests that medium-term demand will likely outpace new unit completion. Buyers considering The Clearwater as a long-term asset should factor in that future capital appreciation may benefit from this supply-demand imbalance, though such outcomes are never guaranteed and depend on broader economic cycles and policy shifts affecting the Singapore residential market.

Frequently Asked Questions

What rental yield might investors expect from purchasing a unit at The Clearwater?

Estimated gross rental yields for units across The Clearwater typically fall within a 3% to 4% band, dependent on specific unit configuration, floor position, and prevailing market rental rates in the Bedok Reservoir precinct. The development's proximity to Bedok Reservoir MRT Station underpins stable tenant demand, particularly from expatriate professionals and local families attracted to the eastern location and public transport convenience. Investors should note that as Singapore Citizens purchasing a second residential property, they will incur Additional Buyer's Stamp Duty at 20%, a material cost that reduces effective net yield and must be factored into investment return models over the intended holding period.

How does The Clearwater's price per square foot compare to recent transaction data in Bedok Reservoir?

The Clearwater is positioned competitively within the Bedok Reservoir micromarket relative to recent private residential transactions of comparable vintage, condition, and MRT proximity. Recent psf pricing in the wider Bedok estate has tracked within a range reflecting both newer developments and mature projects, with MRT-proximate stock commanding a premium relative to non-station-adjacent stock. The development's specific unit mix, contemporary finishes, and amenity provision create valuation nuances that differentiate it from both older private stock and Housing and Development Board alternatives, allowing buyers to identify specific value inflection points based on individual purchasing criteria and holding intentions.

What are the Additional Buyer's Stamp Duty implications for second-property buyers at The Clearwater?

Singapore Citizens purchasing The Clearwater as a second residential property will incur Additional Buyer's Stamp Duty at 20% of the purchase price, a substantial cost that requires careful incorporation into financial planning. For example, a purchase at S$2 million would trigger ABSD of approximately S$400,000, materially increasing the total cost of acquisition and reducing the funds available for mortgage deposit or contingency reserves. This ABSD obligation significantly impacts investment return calculations and total capital requirements, and buyers should carefully model financing scenarios to ensure adequate liquidity remains for legal fees, mortgage insureance, and transaction completion costs.

What lease tenure does The Clearwater carry, and how might this affect long-term resale value?

The Clearwater is offered with a freehold tenure, eliminating the lease decay risk that affects leasehold properties as they age and remaining lease terms diminish. Freehold status provides strong long-term value preservation, as the property does not face declining lease length that erodes borrowing capacity and buyer appetite in secondary markets. This structural advantage distinguishes The Clearwater from many older residential projects in Singapore, which carry 99-year leasehold tenures and experience depreciation as lease terms compress below 80 years, a threshold at which mortgage lending and buyer demand begin to soften materially.

How does proximity to Bedok Reservoir MRT Station influence demand and capital appreciation prospects?

Bedok Reservoir MRT Station (DT30) sits just 350 metres from The Clearwater, positioning residents within the optimal walking distance that elevates buyer demand and supports sustained capital appreciation over multi-year horizons. The Downtown Line connection provides direct access to the Central Business District and Marina Bay, critical employment nodes that drive commuter demand from professional households. Historically, properties within 400 metres of MRT stations in established districts command pricing premiums relative to non-station-adjacent alternatives, and this MRT benefit typically compounds over time as transport networks mature and congestion on alternative routes increases, reinforcing the relative value proposition of mass rapid transit proximity.

Which buyer profiles are most suited to The Clearwater, and why?

First-time homebuyers benefit from Bedok Reservoir's established infrastructure, proven tenant demand for rental yield strategies, and accessible entry-point pricing, which together reduce perceived acquisition risk relative to emerging estates. Upgraders transitioning from Housing and Development Board flats or smaller private apartments find the unit diversity accommodating, with configurations spanning two to three bedrooms at price points that represent moderate stretches beyond their prior ownership. High-net-worth individuals and owner-occupiers with potential overseas assignments appreciate the stable rental demand and capital preservation characteristics that the location and MRT connectivity provide, particularly for investors targeting medium-term yield generation without extreme geographic or macroeconomic concentration.

How do TDSR thresholds and financing headroom work at typical Clearwater price points?

At prevailing indicative price points across The Clearwater, most qualified professional borrowers can access mortgages covering 75% to 80% of purchase price at current banking terms, implying 20% to 25% equity deposit requirements and comfortably accommodating Total Debt Service Ratio limits of approximately 55% to 60%. However, higher-value units or those targeting first-time buyers with compressed income history or self-employed status may present tighter financing scenarios, potentially requiring additional capital contribution, joint-borrower arrangements, or enhanced documentation of income stability. Prospective purchasers are strongly advised to engage mortgage advisers early to confirm individualised lending capacity and identify any structural financing constraints before committing purchase offers.

How does The Clearwater compare to nearby competing developments in Bedok Reservoir?

The Bedok Reservoir micromarket encompasses several competing residential developments at various price tiers, ranging from mature private projects to newer mixed-use schemes located within the immediate precinct. The Clearwater differentiates itself through its specific amenity offering, unit size spectrum, contemporary design language, and freehold tenure—a combination that appeals to buyers seeking mid-market positioning without extreme price premium. Comparative analysis of competing projects reveals pricing variations reflecting unit age, specific MRT proximity, amenity comprehensiveness, and developer brand equity; discerning buyers conducting detailed market investigation will identify specific value inflection points where The Clearwater offers superior risk-adjusted returns relative to peer alternatives.

Which unit stacks or floor levels offer the best value proposition at The Clearwater?

Lower-to-mid-tier floor levels (typically floors 3 through 8) frequently offer superior valuation relative to premium high-floor units, delivering comparable unit quality and amenity access at measurable price discounts that reflect subjective buyer preferences for elevation and view. Mid-stack positioning also minimises lift wait times during peak occupancy periods and provides practical advantages for families with young children or elderly residents who may find lower-level residence more convenient. Units positioned centrally within each floor plate often command modest pricing premiums relative to end units due to perceived privacy and noise characteristics, though this variation is modest and highly dependent on specific floor layout configuration and personal preference.

What future supply pipeline exists in the Bedok district, and how might this affect Clearwater valuations?

The Bedok precinct faces a relatively constrained residential supply pipeline over the medium term, with limited large-scale greenfield development capacity remaining within the immediate district boundary and surrounding conservation-zoned areas restricting speculative new project announcements. This supply-demand imbalance, combined with the enduring appeal of eastern location advantages and proven MRT connectivity, creates a potentially supportive environment for capital appreciation as buyer demand outpaces new unit completions. However, prospective purchasers should recognise that future valuations depend fundamentally on macroeconomic cycles, interest rate movements, and government policy decisions affecting residential property taxation and foreign investor participation—factors that operate beyond the control of individual property location or developer strategy.

[For Sale] The Clearwater — From S$2M