Bagnall Haus Review: Freehold Condo Near Sungei Bedok MRT

Why Invest in Bagnall Haus?

• Reputable Developer: Roxy-Pacific Holdings is a renowned property developer known for its expertise in the luxury residential market.
• Freehold Tenure: A rare and highly sought-after freehold property, ideal for long-term investment and legacy planning.
• Scarcity: First freehold development in the Upper East Coast/Bedok area since the 75-unit Eastwood Regency in 2010.
• Exclusive and Tranquil Location: A mostly low-density private residential locale, providing a serene living environment.
• Excellent Transport Connectivity: A 4-minute walk to the Sungei Bedok MRT station, an interchange for the Thomson-East Coast and Downtown Lines.
• Near Educational Institutions: Temasek and Bedok Green Primary Schools are within a 2km radius of Bagnall Haus.
• Convenient Access to Amenities: Near popular shopping and dining destinations like Bedok Mall, Bedok Market Place, Expo and Changi City Point.
• Exciting Bayshore Long Island Development: Offers a wide range of recreational activities, nature parks and green spaces.
• Proximity to East Coast Park: A short 5-minute drive to the scenic and fun-filled East Coast Park.
• Promising Investment Potential: Proximity to major employment hubs such as Tampines Regional Centre, Pasir Ris Wafer Fabrication Park, Loyang Data Centre and Changi Airport ensure demand for quality housing.

Who is the Developer of Bagnall Haus?

Bagnall Haus will be developed by a consortium led by Roxy-Pacific Holdings Limited, a well-established name in Singapore’s real estate industry.

Founded in 1967, it has a strong track record of developing small to medium-sized residential projects, and hospitality ventures across Asia-Pacific. The company is known for its commitment to quality and timely delivery, making it a trusted developer for projects like Bagnall Haus.

Previous successful developments by Roxy-Pacific include Hill House, Straits at Joo Chiat, RV Altitude, Liv on Sophia, among many others. Their expertise ensures that Bagnall Haus will be another premium addition to their portfolio that seeks to provide quality living spaces and excellent investment potential.

What are the Prices of Bagnall Haus?

The prices for Bagnall Haus have not been officially released. However, by assessing the cost of its en bloc acquisition, we can estimate its average selling price.

Roxy-Pacific Holdings and its partners acquired the former Bagnall Court in an en bloc deal worth $115.28 million in January 2023. The 69,563 sq ft freehold site along Upper East Coast Road in District 16 has a gross plot ratio of 1.4 and a maximum height of five storeys under the 2019 Master Plan.

This works out to a land rate of $1,106 psf per plot ratio (psf ppr), including an 8% bonus gross floor area (GFA) for balconies. Hence, its average selling price is estimated at $2,100 to $2,200 psf.

Where is Bagnall Haus Located?

Bagnall Haus Location

Bagnall Haus is located along the exclusive Upper East Coast Road in Singapore’s District 16. The area is known for its quiet ambience in a largely low-density private residential enclave. Next to it is the popular Bedok Hawker Centre while the upcoming Sungei Bedok MRT station, an interchange for the Thomson-East Coast and Downtown Lines, is just a 4-minute walk away.

One station away is the upcoming Bedok South integrated transport hub. Expected to be completed in 2026, it will offer more transportation options for residents in the area. In addition, it will provide convenient access to various parts of Singapore, including the city centre and Changi Airport.

Transport Connectivity and Convenience

Sungei Bedok MRT

The Sungei Bedok MRT station on the Thomson-East Coast and Downtown Lines is just a 4-minute walk from Bagnall Haus. Hence, residents will enjoy excellent transport connectivity to many parts of Singapore. This includes direct access to Downtown Singapore such as Marina Bay, Central Business District and Chinatown.

In the opposite direction, the Changi Airport is just one station away.

Bagnall Haus residents will enjoy even more transportation options when the Bedok South integrated transport hub, one train station away, is built in the near future.

Major Expressways

For those with private transport, the East Coast Parkway (ECP) and Pan Island Expressway (PIE) are less than a 10-minute drive from Bagnall Haus. They provide convenient access to many parts of Singapore, including the city and Changi Airport.

The latter will become an even more important employment hub when Terminal 5 is completed in mid-2035. Terminal 5 will be bigger than Terminal 1, 2, and 3 combined.

Shopping Malls and Amenities near Bagnall Haus

The Eastwood Centre, a small mixed-use development, is approximately a 4-minute walk from Bagnall Haus. It features a Cold Storage supermarket, a café, a bakery, a hair salon, a medical and a dental clinic.

However, the larger shopping malls will necessitate a brief journey by bus, train, or car.

These malls include Bedok Mall, the upcoming Sceneca Square, Singapore Expo, Changi City Point, and Eastpoint Mall. They offer everything from daily necessities to fashion, electronics, and dining options, providing residents with plenty of choices for shopping and leisure.

However, when the new residential and commercial node at Bayshore is completed in the future, residents can look forward to more convenient access to shopping, dining and amenities. Just 2 MRT stops away, the Bayshore area will be developed into a vibrant, sustainable, and waterfront-oriented community under the URA master plan.

Popular Food Places

For those who enjoy local food, the popular Bedok Food Centre is located just next to Bagnall Haus. This place serves a variety of cuisines including Hokkien Mee, Satay, Cheng Tng (a local dessert),  BBQ seafood, and many more.

The other popular food places near Bagnall Haus are East Coast Lagoon Food Village, Bedok Market Place, and Bedok Interchange Food Centre. Around these places, residents can also find restaurants offering a variety of cuisines, such as Chinese, Japanese, and Western, as well as cozy cafes for those looking for a light snack or a cuppa.

Recreational and Leisure Options

Residents of Bagnall Haus can easily reach Bedok Reservoir Park and East Coast Park, both just a 9-minute drive away.

These popular parks offer diverse recreational and leisure activities, ideal for nature lovers and those seeking relaxation. They provide a tranquil retreat from the hustle and bustle of modern life, promoting physical health, mental well-being, and social interaction through essential green spaces.

Bedok Reservoir Park

Bedok Reservoir Park

A 41.7ha oasis that offers a perfect blend of land and water-based activities. The 4.3 km gravel track around the reservoir is ideal for jogging, walking, and cycling. The reservoir also offers water sports such as kayaking and dragon boating.

Birdwatching is another popular activity here, with species like the White-bellied Sea Eagle, Collared Kingfisher and many other bird species adding to the park’s natural charm.

Its serene environment, lush greenery and tranquil waters, offers a peaceful retreat from urban life.

East Coast Park

East Coast Park

Stretching over 15 km along the southeastern coast, it is one of Singapore’s largest and most popular parks. It offers a diverse range of activities, from beach volleyball and cycling to picnicking and barbecuing.

The park’s scenic coastline is ideal for leisure strolls and enjoying the sea breeze.

There are also two popular children’s playgrounds - Marine Cove Playground and Coastal Playgrove. Both will provide families with young children many hours of outdoor fun.

East Coast Park also features numerous dining options, including seafood restaurants and casual eateries, making it a culinary destination as well.

Educational Institutions Near Bagnall Haus

Bagnall Haus is an excellent choice for families with school-going children due to its proximity to many reputable educational institutions.

• Primary Schools: Temasek and Bedok Green Primary School are within a 2km radius, improving the chances of securing a spot in the Primary 1 registration process due to the Education Ministry’s distance-based allocation system.
• Secondary Schools: Temasek, Bedok South, Bedok View, and Anglican High School are less than a 6-minute drive away.
• Junior Colleges: Victoria and Temasek Junior College are just an 8 to 11-minute drive from Bagnall Haus, offering quality pre-university education.
• University: The Singapore University of Technology & Design (SUTD) is only a 7-minute drive from the development. It offers a unique curriculum focused on design and technology, combining engineering, architecture, and design thinking to prepare students for innovative careers.

International Schools

In addition to local educational insitutions, Bagnall Haus is close to international schools such as Middleton International School and Rosemount International School. They provide excellent options for expatriate families with school-going children.

The convenient access to these schools and quality education will attract rental demand, making Bagnall Haus an attractive investment option.

Major Employment Hubs Nearby

The Changi Region in Singapore is rapidly becoming a prime investment hotspot for condominium developments like Bagnall Haus. This growth is driven by the establishment of key employment centres such as:

• Changi Airport: A global aviation, transport, logistic and tourism hub.
• Tampines Regional Centre: A major commercial zone housing prominent corporations and retail spaces.
• Pasir Ris Wafer Fabrication Park: A high-tech industrial estate specialising in semiconductor manufacturing.
• Loyang Data Centre: A high-tech industrial estate specialising in semiconductor manufacturing.
• Changi Business Park: Often referred to as the “CBD of the East,” it hosts numerous multinational companies and research institutions.
• Punggol Digital District: offers a vibrant hub for technology and innovation, fostering collaboration between businesses, startups, and research institutions.

These employment centres, offering diverse job opportunities, are expected to fuel demand for housing in the east and north-eastern parts of Singapore. This will potentially lead to higher rental yields and capital appreciation for properties in these regions.

Conclusion: Investment Prospects of Bagnall Haus

Bagnall Haus presents a compelling investment opportunity due to its freehold status, convenient and serene location, and proximity to future infrastructure developments and major employment hubs.

The upcoming Sungei Bedok MRT station and the ongoing rejuvenation of the Upper East Coast Road and Bayshore areas are expected to underpin property values in the coming years.

Furthermore, the exciting developments in the East, which include the development of Changi Airport Terminal 5, Changi City, Changi Aviation Park, and Changi East Urban District will offer promising property investment prospects.

Comparative Market Analysis

How will the above-mentioned developments benefit properties in the region? To understand the investment potential of Bagnall Haus, we will analyse the performance of three nearby condominiums based on their average price per square foot (psf) since their launch.

Additionally, we will examine the 10-year average psf price trend of resale condominiums in District 16 to provide a broader investment perspective.

Although all three condominiums are 99-year leaseholds compared to Bagnall Haus, which is freehold, they are also located near an MRT. The three condos analysed are:

• Grandeur Park Residences (launched in March 2017).
• The Glades (launched in September 2013).
• Laguna 88 (Launched May 1998).

Average PSF Price Trend Analysis

The following figures (as seen from the chart above) represent the cumulative price appreciation for the three condos since their respective launch dates. It also shows how resale condos in District 16 have preformed over the latest 10-year period (as of 24 September 2024).

• Grandeur Park Residences: +38.09% (launched in March 2017).
• The Glades: +15.30% (launched in September 2013).
• Laguna 88: +157.99% (launched in May 1998).
• District 16: +45,24% (10-year average).

However, to provide a more precise understanding of the investment growth over time, these capital appreciation rates have been annualised. This annualisation offers a clearer perspective on the compound growth rate per year, illustrating how the value of an investment evolves over time. The annualised growth rates are as follows:

• Grandeur Park Residences: +4.38% (annualised).
• The Glades: +1.30%(annualised) .
• Laguna 88: +3.66% (annualised).
• District 16: +3.81% (annualised).

The analysis shows that properties in and around Upper East Coast Road have generally performed well despite being 99-year leasehold developments.

The exception is The Glades, which has underperformed relative to other two properties and District 16. This may be attributed to its proximity to the Man Fatt Lam Temple and Columbarium. Such locations may have affected potential home buyers due to cultural sensitivities, personal beliefs, or concerns about the living environment and its potential impact on property values.

However, Bagnall Haus is located more than 900 metres away from the Man Fatt Lam Temple. Hence, this should alleviate any lingering concerns. Furthermore, with numerous exciting developments planned for the East, the investment prospects for Bagnall Haus, given its freehold status, looks promising.