One of the first new launches to hit the market in 2025, Bagnall Haus is the en bloc redevelopment of the former Bagnall Court. It was bought over in a successful collective sale in 2023 by the Roxy-Pacific-led consortium for $115.28 million, translating to a land rate of $1,106 PSF PPR.
The Upper East Coast neighbourhood in District 16 has seen limited private condo launches in recent years, making new developments noteworthy. Notable past launches include the boutique 75-unit Eastwood Regency by Fragrance Group, a freehold project launched and completed in 2010, and UOL Group’s 160-unit freehold Country Park Condo, which launched in 1999 and was completed in 2003. Another neighbouring development, the 99-year leasehold Eastwood Centre by Ho Bee Land, a mixed-use project with 48 residential units, was launched in 1996 and completed in 1998.
How will the 113-unit Bagnall Haus fare in today’s competitive new launch landscape? Read on for our full comprehensive review of this upcoming freehold project.
*This article was written in January 2025 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
Bagnall Haus is located less than a 5-minute walk away from the upcoming Sungei Bedok MRT station, which will be an interchange for the Downtown Line (DTL) and Thomson-East Coast Line (TEL). In fact, according to the site plan, there will be a side gate and covered walkway that connects directly to the station.
Sungei Bedok MRT station is slated to open in 2026, along with the Bedok South and Xilin stations, which means that the station will be fully operational by the time future residents move in. Changi Airport Terminal 5 is also slated to open by 2040 and will have its own MRT station connecting to the main Changi Airport MRT station, which means that future residents of Bagnall Haus will only be a stop away from T5 and two stops away from the main Changi Airport station.
The Pan Island Expressway (PIE) and East Coast Parkway (ECP) is only an 8 to 9-minute drive away, so drivers will have easy and convenient access to commute to the Central Business District (CBD) and other parts of Singapore.
Currently, nearby amenities include Bedok Food Centre (also known as Bedok Corner) and Eastwood Centre which features a Cold Storage supermarket, a medical clinic, dental clinic, a nail and beauty spa, and a pet shop. It enjoys close proximity to Siglap Community Club, which houses McDonald’s, Anytime Fitness, Sheng Siong supermarket, a bowling alley, and a rooftop futsal pitch. Bagnall Haus is also located across the road from a future mixed-use development in the new Bayshore precinct, which promises new amenities for residents in the area. With the nearby East Coast Park, families will have no lack of recreational options.
Families with school-going children will have Temasek Primary School within a 1km radius, as well as a cluster of schools (ranging from primary to secondary to tertiary, and an international school) along Upper East Coast Road.
Site Plan
Bagnall Haus is made up of three 5-storey residential blocks, with block 813 spanning the length of the development (with 13 stacks compared to the other two blocks’ 7-8 stacks). Because of the smaller land and project size, the facilities here are not as comprehensive as bigger condos. However, you can find most of the basic condo facilities like the swimming pool, gym, clubhouse, and BBQ facilities on different levels of the project. Level 1 is where the arrival plaza and guard house is located, as well as the two shops within the development. The 25m lap pool and shower facilities are located on level 2.
There is also a lower roof level where most of the leisure facilities are located, including the gym, clubhouse, BBQ facilities, playground, and various yards and lounges. The roof level of each block is connected via link bridges called “Sky Crossing”, ensuring easy access to all facilities regardless of which block you stay in.
Unit Distribution
Bagnall Haus offers a diverse range of unit types from 1- to 5-bedroom, with a notable focus on 2-bedroom layouts which make up almost half of the total units. This unit mix caters to a wide variety of residents, from young professionals to growing families. The emphasis on 2-bedders reflects a strategic approach, accommodating the needs of modern homeowners and investors who prioritise efficient layouts, functionality, and the prime coastal location.
For buyers who prefer facing towards East Coast Park, stacks 03 to 06 offer a south-facing orientation. However, do take note that it will also face East Coast Parkway, which may generate some noise concern for those who are more sensitive.
Floor Plan Analysis
In this segment, we will highlight various types of floor plans available at Bagnall Haus. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your preferences and lifestyle needs.
Take note that Bagnall Haus is a pre-harmonisation project, which means that floor area calculations will not be based on URA’s GFA harmonisation rule, and includes non-strata/void spaces like AC ledges.
1-Bedroom + Flexi
The only 1-bedder type in Bagnall Haus is the Type A1 1-Bedroom + Flexi layout, standing at 495 sqft. The layout is pretty standard for a 1-bedder, with an open-concept kitchen lined up with the living/dining area and the balcony, and the master bedroom and bathroom segregated from the main living area. The ‘flexi’ area is essentially a small nook opposite the kitchen that can be used as a study or storage area, depending on the owners’ needs.
The upcoming Sungei Bedok MRT will boost connectivity to Changi’s employment hub and is expected to boost rental demand for properties in the area. With only 12 of such units in the development, and with smaller units absorbed at a fast rate in this area, we expect these units to move fast.
2-Bedroom Type
The 2-bedroom type makes up almost half of the unit mix at Bagnall Haus, with 10 different layout variations available. Buyers can choose from the standard 2-Bedroom, 2-Bedroom + Flexi, and 2-Bedroom + Guest layouts, each catering to unique needs and preferences.
The above 2-Bedroom + Flexi Type B2a is the only variation with a dumbbell layout, with the two bedrooms placed on opposite ends of the unit. This configuration makes the layout very efficient, with little to no wasted space within the unit.
It also comes with a ‘flexi’ area, which can be transformed into a study corner or dry pantry area. The dining area can also be moved to the ‘flexi’ area to expand the living room for a wider communal space.
The above 2-Bedroom + Guest Type C2 variation offers 2.5 bedrooms in a dumbbell layout, with two full-fledged bedrooms and a smaller guest bedroom. It also comes with a household shelter/utility room, which is a rare feature for 2-bedders, essentially making this layout a 3-bedder in masquerade.
Only 9 of these units are available in the development, making it a rare and exclusive product within the offering. Whether this would be a good buy will depend on the launch prices and the price premium and disparity gap between the 2-Bedroom + Guest and 3-bedders.
3-Bedroom Type
The 3-bedroom type only comes with the Flexi variations, with 4 layouts available to choose from. The above Type D1 standing at 980 sqft boasts a dumbbell layout with an enclosed kitchen. Coming into the unit, one of the common bedrooms as well as the common bathroom is tucked at the left corner, and right in front of the entrance is the dining area as well as a “flexi” area that can be configured depending on the owner’s needs.
For those who need more storage space, the Type D4 offers an additional household shelter/utility room opposite the kitchen, with the “flexi” area tucked in one corner next to the entrance of the unit.
All in all, most of the 3-bedroom units are efficiently designed with little to no wasted space, making them a value buy.
4-Bedroom Type
There are 4 layouts available for the 4-bedroom type, and the above E1a layout has quite an interesting design.
At first glance, the first thing that stands out is the balcony which extends to the kitchen from the living room, with an access point from the kitchen. This design is quite uncommon and Type E1a is the only layout in the development with this design. We have been seeing such layouts in new launches as of late, a sign that developers are adapting to the needs of modern homeowners. Such a design not only improves ventilation for the kitchen for those who enjoy heavy cooking, but also increases the usage of the balcony as alfresco dining becomes much easier.
Another feature that stands out is bedroom 4’s placement along the corridor, which is kind of segregated from the rest of the bedrooms because of the household shelter in between. Although it is not exactly a dumbbell layout, this configuration could be sufficient to provide privacy for multi-generational families.
5-Bedroom Type
Lastly, there are only two layouts available for the 5-bedroom type, both standing at 1,528 sqft.
The above Type F1 has the junior master bedroom with ensuite bathroom segregated on one corner of the unit near the entrance, almost like a dual-key configuration. The household shelter/utility room is nicely tucked away next to the entrance, offering space for additional storage.
The rest of the unit is pretty standard, although we do observe that bedroom 5 may be slightly larger than the other two common bedrooms.
Pricing Analysis
Bagnall Haus Price Guide
The pricing of Bagnall Haus makes it an attractive option for those seeking a freehold property with strong value propositions. Its competitive entry price stands out, especially when paired with its freehold tenure, proximity to an MRT station, and generously sized units—features that set it apart in the current new launch market.
When compared to similar projects, Bagnall Haus offers significant value. For instance, its 1-bedroom units are only slightly more expensive than Kassia, which is also freehold but located much further away from an MRT station and amenities like supermarkets and eateries. The 5-bedroom units, while priced higher, justify their cost with their freehold status, spacious layouts, and accessibility to conveniences—qualities not easily matched by other developments.
Overall, Bagnall Haus is particularly appealing to buyers who prioritise living in a low-density environment without compromising on connectivity, amenities, or the long-term value offered by a freehold property.
Growth Potential
The ambitious plans for Bayshore’s rejuvenation are set to transform the area into a vibrant urban enclave. While Bagnall Haus technically lies just outside the Bayshore precinct, it benefits from being within the same District 16, poised to share the spillover effects of this transformation.
The Bayshore redevelopment spans a 60-hectare site, featuring 10,000 new homes, 7,000 of which are designated for public housing. Supporting this growth, plans include lush green parks, a car-lite urban framework, and Bayshore Drive—a new hub for dining, shopping, and everyday amenities.
This extensive revitalisation is expected to elevate the desirability and value of the broader District 16 area, making Bagnall Haus a compelling option for buyers seeking future growth potential combined with current connectivity and convenience.
The Verdict
To conclude, Bagnall Haus offers a unique proposition as a boutique development with undeniable strengths, though it may not suit every buyer. Its boutique nature comes with trade-offs such as limited views, higher maintenance fees, and fewer facilities than larger projects. Additionally, its location might feel distant for those accustomed to more central living.
However, for those who value exclusivity, freehold tenure, proximity to Sungei Bedok MRT, and competitively priced, spacious units, Bagnall Haus stands out. The ongoing Bayshore revitalisation further strengthens its long-term appeal, positioning it as a sound investment.
Let’s get in touch
If you’re curious about whether Bagnall Haus or similar boutique projects align with your needs, connect with PropertyLimBrothers today for expert advice tailored to your property goals. Let us help you navigate Singapore’s dynamic real estate market with confidence.
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