Bayshore Drive GLS
Upcoming
Est. launch price$2,810–$3,170 psf
0% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Bagnall Haus is a 113-unit freehold condominium in D16 (OCR, East region), developed by Roxy-Pacific Holdings, with TOP expected in 2028. The land was secured through a collective sale in January 2023 at $1,106 psf ppr.
The site sits about 1.25 km in a straight line from Tanah Merah (EW4), roughly 19 minutes on foot. Matched developer-sale transactions put take-up at 94% — 106 of 113 units, at an average of $2,505 psf.
94% sold
106 of 113 units sold · 7 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Bagnall Haus, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- Roxy-Pacific Holdings
- District
- D16 · OCR · East
- Tenure
- Freehold
- Total units
- 113
- Site area
- 6,980 sqmest.75,127 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 9,771 sqm
- Plot ratio
- 1.4
- Land cost
- $1,106 psf pprCollective sale, January 2023
- Estimated breakeven
- $1,947 psf pprest.
- Average psf (transacted)
- $2,505
- Units sold
- 94%106 of 113 · 7 available
- Entry price
- $1.24MSmallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3, 4, 5 bedroom
- Size range
- 172 - 1,528 sqft (16 - 142 sqm)
- Expected TOP
- 2028
- Nearest MRT
- Tanah Merah EW4CG · 1.25 km · ~19 min walk
- HDB upgrader share
- 28.9%Of matched buyers with a prior HDB address
- Coordinates
- 1.32029, 103.95484
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Bagnall Haus sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Tanah Merah (EW4), about 1.25 km away in a straight line, roughly 19 minutes on foot. Sungei Bedok (TE31) is closer still, at about 0.26 km, but has not opened yet. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Bagnall Haus is located at 1.32029, 103.95484 in D16, Singapore. The interactive map loads when this section comes into view.
- District
- D16 · East · OCR
- Nearest MRT
- Tanah Merah EW4CG · 1.25 km · ~19 min walk
- Station under construction
- Sungei Bedok TE31DT37 · 0.26 km · ~4 min walk not yet open
- Coordinates
- 1.32029, 103.95484
- Tenure
- Freehold
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Bedok Food CentreHawker centre · 32 cooked-food stalls | 0.07 km | 1 min | — |
| Bedok South Secondary SchoolSecondary | 0.69 km | 10 min | — |
| East Coast Park Area GPark · 16 ha | 0.85 km | 13 min | 2 min |
| Temasek Secondary SchoolSecondary | 0.94 km | 14 min | 3 min |
| Siglap CCCommunity club | 0.96 km | 14 min | 3 min |
| PAssion WaVe @ East Coast (Sea Sports Club)PAssion WaVe outlet | 0.99 km | 15 min | 3 min |
| Temasek Primary SchoolVery high P1 demand | 1.06 km | 16 min | 3 min |
| Tanah Merah MRTEW4 · East West Line | 1.25 km | 19 min | 4 min |
| Bedok View Secondary SchoolSecondary | 1.30 km | 20 min | 4 min |
| East Coast Park Area HPark · 15 ha | 1.48 km | 22 min | 4 min |
| East VillageShopping mall (location approximate) | 1.58 km | 24 min | 5 min |
| New Upper Changi Road Blk 58Hawker centre · 48 cooked-food stalls | 1.59 km | 24 min | 5 min |
| Changi City PointShopping mall | 1.77 km | 27 min | 5 min |
| Plaza 8Shopping mall | 1.89 km | 28 min | 5 min |
| Bedok StadiumActiveSG sport centre | 1.89 km | 28 min | 5 min |
| Bedok Green Primary SchoolP1 vacancies available | 1.94 km | 29 min | 6 min |
| Changi Business ParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Changi General HospitalPublic acute hospital | 2.30 km | — | 7 min |
| St Andrew's Community Hospital (Simei)Government-funded community hospital | 2.47 km | — | 7 min |
| Singapore University of Technology and DesignAutonomous university | 2.59 km | — | 7 min |
| Middleton International SchoolInternational school | 2.84 km | — | 8 min |
| Tampines Regional CentreRegional commercial centre | 2–5 km | — | 10–20 min |
| Downtown (CBD and Marina Bay)Central business district | 10–15 km | — | 30–45 min |
No categories selected. Pick one above, or .
23 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | $1.29M | $2,607 | $1.24M – $1.37M | 495 – 495 sqft | 10 sold | |
| 2 Bedroom | $1.91M | $2,501 | $1.75M – $2.09M | 743 – 829 sqft | 54 sold | |
| 3 Bedroom | $2.51M | $2,508 | $2.31M – $2.71M | 980 – 1,033 sqft | 20 sold | |
| 4 Bedroom | $3.1M | $2,484 | $3.01M – $3.32M | 1,249 – 1,249 sqft | 12 sold | |
| 5 Bedroom | $3.71M | $2,428 | $3.62M – $3.81M | 1,528 – 1,528 sqft | 8 sold |
Figures from matched transactions as at 15 Aug 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
The published site plan for Bagnall Haus — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Every unit in Bagnall Haus, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 2 of 70 units were unsold at the last extraction.
Partial coverage. The grid below tracks 70 of the 113 units in this development. Sell-through for the whole project is taken from matched transaction data, not from this grid.
Total units703 towers tracked unit by unit
Sold6897% of the development
Still available2Unsold at last check
Latest transaction17 Mar 2026Most recent caveat in the grid
Stack0102030405060708
Storey5
Storey4
Storey3
Storey2
Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.
Sold price:under $2,437 psfaround $2,488–$2,522 psfover $2,583 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction and can change without notice; confirm with the developer before acting on it.
| Tower | Stack | Layout | Units | Sold | Available | Median psf |
|---|---|---|---|---|---|---|
| Tower 811 | 01 | 2BR | 4 | 4 | — | $2,538 |
| Tower 811 | 02 | 2BR | 4 | 4 | — | $2,568 |
| Tower 811 | 03 | 2BR | 3 | 3 | — | $2,358 |
| Tower 811 | 04 | 2BR | 3 | 3 | — | $2,515 |
| Tower 811 | 05 | 2BR | 4 | 4 | — | $2,439.5 |
| Tower 811 | 06 | 2BR | 4 | 4 | — | $2,441.5 |
| Tower 811 | 07 | 2BR | 3 | 3 | — | $2,551 |
| Tower 811 | 08 | 2BR | 4 | 4 | — | $2,538 |
| Tower 813 | 09 | 1BR | 4 | 4 | — | $2,618.5 |
| Tower 813 | 10 | 1BR | 4 | 2 | 2 | $2,669 |
| Tower 813 | 13 | 1BR | 4 | 4 | — | $2,529.5 |
| Tower 813 | 14 | 2BR | 4 | 4 | — | $2,515.5 |
| Tower 813 | 15 | 2BR | 4 | 4 | — | $2,477 |
| Tower 813 | 16 | 3BR | 4 | 4 | — | $2,368.5 |
| Tower 813 | 17 | 2BR | 4 | 4 | — | $2,461.5 |
| Tower 815 | 22 | 2BR | 5 | 5 | — | $2,538 |
| Tower 815 | 25 | 2BR | 3 | 3 | — | $2,664 |
| Tower 815 | 28 | 2BR | 5 | 5 | — | $2,466 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 17 Mar 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.
Latest transactions
The ten most recent recorded sales at Bagnall Haus — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 17 Mar 2026 | #02-22 | 2BR | 764 sqft | $1.94M | $2,540 |
| 10 Dec 2025 | #02-10 | 1BR | 495 sqft | $1.34M | $2,706 |
| 4 Nov 2025 | #02-02 | 2BR | 753 sqft | $1.97M | $2,619 |
| 20 Sept 2025 | #05-22 | 2BR | 764 sqft | $1.99M | $2,600 |
| 30 Aug 2025 | #05-09 | 1BR | 495 sqft | $1.37M | $2,769 |
| 28 Jul 2025 | #04-22 | 2BR | 764 sqft | $1.94M | $2,538 |
| 12 Jun 2025 | #03-14 | 2BR | 753 sqft | $1.88M | $2,500 |
| 10 Jun 2025 | #04-25 | 2BR | 775 sqft | $2.06M | $2,664 |
| 10 Jun 2025 | #04-04 | 2BR | 753 sqft | $1.9M | $2,518 |
| 21 May 2025 | #02-28 | 2BR | 829 sqft | $2.06M | $2,481 |
Most recent transaction 17 Mar 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, compiled by PropertyInsider.sg.
How D16 resales have performed
Capital appreciation context for Bagnall Haus: what sellers of completed condos in the same district actually realised on 9,347 matched buy-and-sell pairs (March 1995 to August 2026), including the 14.6% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 14.6% recorded on completed sales here.
Median annualised return
2.8% p.a.
all exits in district D16, winners and losers
Share that made money
85.4%
7,984 of 9,347 matched exits
Median gain when it worked
$316k
gross, before transaction costs
Median loss when it did not
-$85k
1,363 exits sold at or below cost
Median holding period
9.7y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Bagnall Haus’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D16 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
4.7% p.a.middle of the 10 mapped, all exits2.6–5.3%slowest to fastest of the 10$316kmiddle project’s median gain, gross$1,509 psftheir middle average resale psf$2,505 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Optima @ Tanah Merah | 2012 | 231 | 99.6% | 5.3% p.a. | 5.6y | $315k | $1,019 |
| Casa Merah | 2009 | 567 | 96.3% | 5.3% p.a. | 5.2y | $432k | $1,656 |
| Costa Del Sol | 2004 | 1,163 | 96.1% | 5.3% p.a. | 6.7y | $516k | $1,020 |
| Waterfront Key | 2012 | 285 | 98.2% | 5.2% p.a. | 7.9y | $397k | $1,936 |
| Waterfront Waves | 2011 | 276 | 98.2% | 5.2% p.a. | 8.2y | $430k | $1,782 |
| Grandeur Park Residences | 2020 | 217 | 100.0% | 4.1% p.a. | 6.0y | $252k | $1,502 |
| The Clearwater | 2001 | 435 | 88.3% | 3.8% p.a. | 11.0y | $317k | $1,516 |
| Waterfront Gold | 2014 | 213 | 99.5% | 3.2% p.a. | 9.1y | $277k | $1,100 |
| Aquarius by the Park | 2001 | 787 | 83.6% | 2.9% p.a. | 11.5y | $286k | $1,424 |
| Bayshore Park | 1986 | 909 | 78.2% | 2.6% p.a. | 10.8y | $268k | $1,517 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Bagnall Haus and the 2 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Temasek Primary School1–2km1.06 km (est.)≈ 16 min walk
2A 2.05× • ballot SC <1km2B 0.60×2C 1.72× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D16 or the same segment and region.
Bedok Rise GLS
Upcoming
Est. launch price$2,820–$3,180 psf
0% sold
New Upper Changi Road GLS
GLS Site
Pricing TBC
0% sold
Pinery Residences
38 units available
$2,494–$2,564 psf
94% sold
Vela Bay
133 units available
$2,827–$3,152 psf
74% sold
Coastal Cabana
131 units available
$1,784–$1,801 psf
82% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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