Bagnall Haus
113 freehold units on Upper East Coast Road — the former Bagnall Court, and a rare freehold launch in this pocket. 63% sold on launch day at S$2,490 psf average, about 260 m from the upcoming Sungei Bedok MRT interchange.
The numbers, on one page.
- Developer
- Roxy-Pacific-led consortium (development entity RL Bagnall Pte. Ltd.)Source: EdgeProp / Yahoo Finance SG, Jan 2023
- Tenure
- Freehold
- Total units
- 113 residential units across three 5-storey blocks + 2 shop unitsSource: EdgeProp / Yahoo News SG launch reporting, Jan 2025
- Unit sizes
- 1BR+Flexi from 495 sqft to 5BR at 1,528 sqftSource: EdgeProp / Stacked Homes
- District
- D16 / Bedok — Upper East Coast Road
- Address
- 815 Upper East Coast Road, Singapore 466610 (blocks 811 / 813 / 815)
- Site history
- Former Bagnall Court (43 units), sold en bloc for S$115.28M — the first collective sale of 2023Source: EdgeProp / Yahoo Finance SG, Jan 2023
- Land cost
- S$115.28M / 69,563 sqft freehold site (~S$1,106 psf ppr, incl. 8% bonus GFA)Source: EdgeProp / Yahoo Finance SG, Jan 2023
- Launched
- 18 January 2025
- Launch take-up
- 71 of 113 units (~63%) sold launch day, 18 Jan 2025, at S$2,490 psf avgSource: EdgeProp / Yahoo News SG launch reporting, Jan 2025
- Buyer profile
- Over 90% Singaporean · mostly end-usersSource: EdgeProp / Yahoo News SG launch reporting, Jan 2025
- Completion / TOP
- Expected TOP Q4 2028 (legal completion by 31 Dec 2028)Source: 99.co / Home & Decor, as of Jun 2026
- Nearest MRT
- Sungei Bedok (TE31 / DT37) ~260 m · Bedok South (TE30) ~730 m — both open 2H 2026
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
92% sold to date
A freehold opening in a pocket the market had stopped building in.
Upper East Coast Road, the stretch between Bedok South and Bedok Corner, is an established enclave of landed housing and older boutique blocks. For roughly fifteen years no developer launched a new private condominium here. Bagnall Haus reopened that pocket in January 2025 — and it did so on freehold tenure, which is the part that makes it unusual.
The site is the former Bagnall Court, a 43-unit freehold block a Roxy-Pacific-led consortium bought en bloc for S$115.28 million in January 2023 — the first collective sale of that year. At roughly S$1,106 psf per plot ratio (including an 8% bonus GFA for balconies), the land basis was sober rather than stretched, which shows up in the launch pricing.
On launch day, 18 January 2025, 71 of the 113 units sold — about 63% — at an average S$2,490 psf. Both ground-floor shop units went too, at S$688,000 (around S$4,000 psf) each. Over 90% of buyers were Singaporean, and most were end-users rather than investors; the one- and two-bedroom units, priced just below S$2.1 million, took the bulk of the demand.
What you're actually buying here is a thesis with two legs. The first is freehold scarcity in a low-rise, owner-occupier pocket of the East Coast. The second is the upcoming Sungei Bedok MRT interchange — a Thomson-East Coast × Downtown Line junction — about 260 metres away, opening in the second half of 2026. Neither leg is speculative, but the rail line is still future, not live. That timing is the honest tension in the buy.
Launched at S$2,490 psf average.
Bagnall Haus launched on 18 January 2025 with 71 of 113 units booked on the opening day — about 63% take-up at an average S$2,490 psf. The clearest way to read that number is against the recent freehold launches a few kilometres west, in District 15's Katong / Tanjong Rhu belt:
- The Continuum (D15 freehold): launched S$2,732 psf; ~S$2,758 on recent caveats
- Arina East Residences (D15 freehold): launched Jun 2025 at ~S$3,008 psf
- Tembusu Grand (D15, 99-yr leasehold): launched ~S$2,465 psf; in the high S$2,400s on caveats
The read: Bagnall Haus priced its freehold roughly at the leasehold level of its nearest peers. The trade for that entry is a smaller, lower-rise boutique in a quieter pocket — not the busier Katong waterfront strip.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Bagnall Haussubject | D16 · Upper East Coast | 113 | Freehold | 2028 | avg S$2,490 (launch) |
| Arina East Residences | D15 · Tanjong Rhu | 107 | Freehold | 2027 | avg ~S$3,008 (Jun 2025 launch) |
| The Continuum | D15 · Tanjong Katong | 816 | Freehold | 2026 | launch S$2,732 · ~S$2,758 on caveats |
| Tembusu Grand | D15 · Katong | 638 | 99-yr | 2025 | launch ~S$2,465 · high S$2,400s on caveats |
Comparable PSF figures are each drawn from that project's own launch reporting and recent URA caveat data via EdgeProp. The D15 comparables sit ~3–5 km west in a different micro-market (Katong / Tanjong Rhu) — they frame the freehold price band, not an adjacent like-for-like.
Boutique spread, 1BR to 5BR.
Bagnall Haus runs a full boutique spread across its 113 units — from a 495 sqft 1-bedroom-plus-flexi up to a 1,528 sqft 5-bedroom — over three five-storey blocks. Two- and three-bedroom layouts led launch demand; the larger four- and five-bedroom units form most of the current balance. The per-type unit counts published across listing sites don't fully reconcile, so we show the corroborated size bands and funnel the exact stack split to the brochure rather than quote a breakdown we can't two-source.
| Type | Size (sqft) | Pricing |
|---|---|---|
| 1-bedroom + Flexi | 495 | from ~S$1.2M (developer-listed launch guide) |
| 2-bedroom / 2BR + Flexi / + Guest | 743 – 829 | from ~S$1.78M (developer-listed launch guide) |
| 3-bedroom + Flexi | 980 – 1,033 | from ~S$2.31M (~S$2,353 psf, developer-listed) |
| 4-bedroom | 1,249 | from ~S$2.96M (developer-listed launch guide) |
| 5-bedroom | 1,528 | up to ~S$3.83M (developer-listed) |
Size ranges from launch reporting (EdgeProp / Stacked Homes) and developer-listed floor plans. Pricing is developer-listed launch guide pricing, not a verified caveat average. Drop your contact below for the live balance list and floor-plan PDFs.
815 Upper East Coast Road — beside the future MRT junction.
Bagnall Haus fronts Upper East Coast Road in the Bedok South pocket of District 16, with Bedok Food Centre and Eastwood Centre essentially on its doorstep — the food-centre-and- coffeeshop fabric that defines this stretch more than any mall does.
The location's defining feature is the upcoming Sungei Bedok MRT station, about 260 m away — a Thomson-East Coast × Downtown Line interchange (TE31 / DT37) on TEL Stage 5, opening in the second half of 2026. Bedok South MRT (TE30) is about 730 m. Until those stations open, the rail link is a near-term promise rather than a live amenity — the timing is the key thing to price in.
Worth setting expectations on the "East Coast" label: East Coast Park and the beach are about 3.6 km away, across the East Coast Parkway — a drive or cycle, not a walk. This is East Coast by postcode, convenience and tenure, not by sea view.
MRT, food centre, schools, park.
The everyday case for this address is convenience and the coming interchange, not a mall on the corner. Hawker food and a supermarket sit within a couple of minutes' walk; a Thomson-East Coast × Downtown Line junction is a few minutes more; a clutch of established schools and East Coast Park are a short drive. All distances below are OneMap-verified straight-line unless noted.
- Sungei Bedok MRT (TE31 / DT37)~260 m · interchange · opens 2H 2026
- Bedok South MRT (TE30)~730 m · opens 2H 2026
- East Coast Parkway (ECP)adjacent · to city / Changi
- Bedok Bus Interchange~5 min drive
- Changi Airport~12 min drive via ECP
- Temasek Secondary School~940 m · within 1 km
- Temasek Primary School~1.07 km · 1–2 km tier
- Temasek Junior College~2.1 km
- Bedok Green Primary School~1.9 km · 1–2 km tier
- Global Indian Int'l (East Coast)~5 min drive
- Bedok Food Centre~70 m · hawker
- Eastwood Centre~160 m · F&B + shops
- On-site retail (2 shop units)ground floor
- Bedok Mall & Bedok Town Centre~2.9 km · 7 min drive
- Siglap / Katong V~5–8 min drive
- East Coast Park & beach~3.6 km · drive / cycle
- Bedok Jetty & coastal PCN~10 min cycle
- Bayshore / future waterfront precinct~5 min drive
- Siglap Park Connectorlinks to East Coast
- Laguna National Golf~10 min drive
Two thesis-driven buyers — and one segment we'd steer away.
Most launch pages try to be everything to every buyer. We don't think Bagnall Haus is that. Here's where the freehold-plus-MRT case genuinely holds, and where it doesn't.
Freehold, low-rise, food on the doorstep.
Over 90% of launch buyers were Singaporean end-users, and the reason is visible on the ground: a freehold low-rise in a quiet, established East Coast pocket, with a hawker centre and shops a couple of minutes' walk away and a future MRT interchange 260 m off.
For a downsizer or a family that wants the East Coast address without a 99-year clock, that combination is rare in this stretch — the prior new launches here date back roughly 15 years. The trade-off is scale: this is a 113-unit boutique, not a full-facility mega-development.
MRT-interchange catalyst on freehold land.
The investor read leans on the Sungei Bedok interchange opening in the second half of 2026 — connecting both the Thomson-East Coast and Downtown lines — plus the longer-term Bayshore waterfront precinct nearby. A freehold entry at ~S$2,490 psf, below the freehold D15 launches, is the value hook.
We won't quote a yield here — Bagnall Haus is still under construction and has no rental track record. The cleaner read is to pull URA rental data for completed freehold blocks in the immediate Upper East Coast pocket once the line opens, and work from real contracts rather than a launch projection.
Beachfront seekers and big-facility buyers.
If "East Coast" means the beach to you, note that East Coast Park is about 3.6 km away across the ECP — this is not a sea-view buy. And if you want a full resort-style facility deck, a 113-unit five-storey boutique on a 69,563 sqft site is compact by design; the facilities are scaled to match. Buyers who need rail today, not in late 2026, should also weigh that the Sungei Bedok interchange is still under construction at launch.
What the brochure won't tell you.
The MRT is future, not live.Sungei Bedok station sits about 260 m away — genuinely close — but it opens in the second half of 2026 (as of June 2026). If your commute needs rail from day one, you're buying a promise on the connectivity front until the line opens.
"East Coast" isn't beachfront here. East Coast Park and the sea are about 3.6 km away, across the East Coast Parkway. It's a pleasant cycle or a short drive, but this is an inland Upper East Coast Road address, not a waterfront one. Set the expectation accordingly.
The school catchment is good, not elite.Temasek Primary is about 1.07 km away — just outside the 1 km Primary 1 priority radius despite some launch coverage rounding it to "within 1 km". Temasek Secondary (~940 m) and Temasek JC anchor a strong cluster, but if a top-tier 1 km P1 primary is your non-negotiable, verify the home-to-school distance for your exact block first.
It's a boutique, with boutique facilities. 113 units across three five-storey blocks on a 69,563 sqft site means a compact facility deck rather than a mega-development's full suite. That suits owner-occupiers who value quiet and freehold; it's a different proposition from a 600-unit launch with multiple pools and clubhouses.
The bigger units are what's left.The one- and two-bedroom units led launch demand and cleared fastest; the 4- and 5-bedroom layouts make up most of the current balance. If you want a smaller stack, availability is tighter — the live balance list (request it below) is the only honest way to check what's actually open right now.
The consortium partners weren't disclosed. The development is led by Roxy-Pacific through RL Bagnall Pte. Ltd., but the other equity partners in the en-bloc consortium were never named publicly. That's common for private treaty deals and not a red flag in itself — just a transparency gap worth knowing.
What's still available, what's actually being booked.
We'll send the current balance-unit list, indicative pricing by stack, and any developer-side incentives still active. Drop us a note about the bedroom count or budget you're working with — our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Bagnall Haus TOP? +
- Bagnall Haus is expected to TOP in Q4 2028, with legal completion required by 31 December 2028 per the sale terms. As of June 2026, the developer and the major listing platforms align on a Q4 2028 expected TOP; the 31 December 2028 date is the long-stop, not a separate later estimate. That's a roughly four-year build from the January 2025 launch.
- What was the average launch PSF for Bagnall Haus? +
- Bagnall Haus launched on 18 January 2025 at an average of S$2,490 psf across the 71 units sold on launch day. About 59% of the sold units were one- and two-bedroom types priced just below S$2.1 million. As of June 2026, that S$2,490 psf launch average sits below the freehold District 15 launches nearby (The Continuum at S$2,732, Arina East Residences at ~S$3,008) — the value angle for a freehold near a future MRT interchange.
- How many units does Bagnall Haus have, and what's still available? +
- Bagnall Haus has 113 residential units across three five-storey blocks (811, 813 and 815 Upper East Coast Road), plus two ground-floor shop units. Sizes run from a 495 sqft 1-bedroom-plus-flexi to a 1,528 sqft 5-bedroom. 71 units (~63%) sold on launch day, 18 January 2025, with two- and three-bedroom units the most popular; the larger 4- and 5-bedroom units make up most of what remains. For the live balance count and stack-by-stack availability, the snapshot above refreshes nightly — and you can request the current list via the form on this page.
- Who is the developer of Bagnall Haus? +
- Bagnall Haus is developed by a consortium led by Roxy-Pacific Holdings, through the development entity RL Bagnall Pte. Ltd. The consortium bought the former Bagnall Court en bloc in January 2023; the identities of the other equity partners were not disclosed publicly by the marketing agent (JLL), so we don't name them here. Roxy-Pacific is a listed Singapore developer with a long track record of boutique freehold projects.
- How far is Bagnall Haus from the nearest MRT? +
- Bagnall Haus is about 260 m (a roughly 5-minute walk) from the upcoming Sungei Bedok MRT station — a Thomson-East Coast Line × Downtown Line interchange (TE31 / DT37). Bedok South MRT (TE30) is about 730 m. Both stations are on TEL Stage 5, which opens in the second half of 2026 (as of June 2026). Until then the rail link is future, not live — worth pricing in if you're buying for the immediate commute rather than the long hold.
- Is Bagnall Haus within the Temasek Primary School catchment? +
- Bagnall Haus sits about 1.07 km (straight-line, OneMap) from Temasek Primary School — just outside the 1 km Primary 1 priority radius, in the 1–2 km tier. Some launch coverage rounded it to 'within 1 km', but the OneMap haversine puts it a touch over, so treat it as the 1–2 km tier rather than the closest P1 band. Temasek Secondary School is closer at about 940 m. MOE's home-to-school distance is what governs P1 registration phases — confirm the exact figure for your unit's block before relying on it.
- What's the unit mix at Bagnall Haus? +
- Bagnall Haus offers a spread from compact 1-bedroom-plus-flexi units (495 sqft) through 2-bedroom, 2BR+flexi and 2BR+guest layouts (roughly 743–829 sqft), 3-bedroom-plus-flexi (980–1,033 sqft), 4-bedroom (1,249 sqft) and 5-bedroom (1,528 sqft). Two- and three-bedroom units led launch demand. The exact per-type unit counts published across listing sites don't fully reconcile, so we point buyers to the developer's current stack chart via the form rather than quote a split we can't two-source.
- What was Bagnall Court, and what did the en-bloc cost? +
- Bagnall Haus stands on the former Bagnall Court, a 43-unit freehold development on a 69,563 sqft site. A Roxy-Pacific-led consortium bought it for S$115.28 million — the first collective sale of 2023 — during the 10-week private treaty period after the tender closed in October 2022. That works out to about S$1,106 psf per plot ratio including an 8% bonus GFA for balconies. JLL marketed the site; it had originally been launched for tender at S$125 million.
- Is Bagnall Haus really the first freehold launch in the area in 15 years? +
- Bagnall Haus is widely described as the first new private condo launch on Upper East Coast Road (District 16) in about 15 years — the prior new private launches in this stretch date to around 2010, with the surrounding enclave dominated by older boutique blocks like Country Park and landed housing. The comparator is the immediate Upper East Coast Road / Bedok South pocket, not the wider East Coast (District 15 around Katong saw several launches in between). On freehold tenure specifically, it's the rare freehold launch in this pocket.
- Is Bagnall Haus near East Coast Park and the beach? +
- Bagnall Haus is in the East Coast planning area, but East Coast Park itself is about 3.6 km away — a short drive or cycle across the East Coast Parkway, not a walk to the sand. What's genuinely on the doorstep is everyday convenience: Bedok Food Centre and Eastwood Centre are within ~70–160 m. If beachfront living is the dream, this is East Coast by postcode and amenities, not by sea view.
- How does Bagnall Haus compare to nearby freehold launches? +
- Bagnall Haus launched at an average S$2,490 psf — below the recent freehold launches a few kilometres west in District 15. The Continuum (Tanjong Katong, freehold) launched at S$2,732 psf and trades around S$2,758 on recent caveats; Arina East Residences (Tanjong Rhu, freehold) launched in June 2025 at roughly S$3,008 psf. The leasehold Tembusu Grand launched near S$2,465 psf. So Bagnall Haus prices like leasehold while offering freehold — the trade is a smaller, lower-rise boutique in a quieter Upper East Coast pocket rather than the busier Katong belt.
- What are the shop units at Bagnall Haus? +
- Bagnall Haus includes two ground-floor strata shop units, which sold at launch for S$688,000 each (about S$4,000 psf). For residents that means a small element of on-site convenience retail at the base of the development, fronting Upper East Coast Road — useful given the food-centre-and-coffeeshop character of the immediate precinct rather than a mall.
- How do I book a Bagnall Haus showflat appointment? +
- To book a Bagnall Haus showflat appointment, drop your details via the form on this page. Our partner agent will get back to you with available slots, the latest balance-unit list, and any developer-side incentives that are still active.
Why this launch worked.
71 of 113 units booked on launch day. Here's what the buyers were reading — and what it means for the balance still on the table.
71 of 113 units (~63%) sold launch day, Jan 2025 · smaller units cleared first · larger 4- and 5-bedroom units make up most of the balance as of June 2026.
Get the balance unit list →- 01Freehold, in a pocket that hadn't launched in ~15 years.Upper East Coast Road's last new private launches date to around 2010. A fresh freehold here — not 99-year leasehold — is the structural scarcity that end-user buyers responded to first.
- 02Priced like leasehold, sold as freehold.At S$2,490 psf, Bagnall Haus launched below the freehold D15 launches (The Continuum S$2,732, Arina East ~S$3,008) and roughly level with leasehold Tembusu Grand (~S$2,465). A freehold entry at a leasehold price is the value hook the launch leaned on.
- 03An MRT interchange 260 m away — opening within ~18–22 months of launch.Sungei Bedok (TE31/DT37) connects the Thomson-East Coast and Downtown lines and opens in 2H 2026. Buying ahead of a confirmed interchange opening is a recognised catalyst play, and the walk distance here is genuinely short.
- 04A sober land basis at ~S$1,106 psf ppr.The consortium bought the former Bagnall Court for S$115.28M — the first en bloc of 2023 — at a measured land rate rather than a stretched one. That leaves a real floor under the launch maths rather than a thin margin.
- 05Smaller units cleared first — the end-user signal.About 59% of sold units were one- and two-bedroom types under S$2.1 million, and over 90% of buyers were Singaporean end-users. That's a quality-of-demand signal: people buying to live, not to flip.
This page is maintained continuously. Balance unit counts refresh nightly; pricing and launch performance figures update as new data comes through. If there's a question we haven't covered, email hello@whichcondo.sg.