Bagnall Haus
Upper East Coast Road, beside Sungei Bedok MRT · Roxy-Pacific Holdings
A small freehold next to a future TEL/DTL interchange -- the thesis is tenure-scarcity plus transit arbitrage, not size or amenity.
Location & neighbourhood
Where this sits on the Upper East Coast map.
Bagnall Haus fronts Upper East Coast Road on the Bedok South side, directly adjacent to Sungei Bedok MRT -- the future TEL/DTL interchange station that will fold the eastern TEL extension into the Downtown Line. You are a short walk from the low-rise landed belt of Bedok South / Bedok Walk, and about 10 minutes by car from the East Coast Park beachfront.
The character is a mix of established landed streets, old walk-up apartments, and the fringe of the Changi Business Park / Bedok Reservoir employment cluster. Not high-traffic pedestrian, not a mall cluster -- but quiet, stable and primarily owner-occupied. The dual-line MRT coming online is the single largest structural upgrade this pocket has seen in decades.
MRT & transport
- • Sungei Bedok MRT (TEL/DTL interchange) -- ~2-3 min walk
- • Bedok MRT (EWL) -- ~10 min drive
- • Expressways: ECP, PIE, KPE
- • To CBD: ~20 min by car / ~25 min rail
The developer
Roxy-Pacific -- boutique specialist, mixed-scale track record.
Roxy-Pacific Holdings is a listed Singapore developer with a two-decade track record skewed toward small-to-mid boutique residential projects -- often freehold, often in established RCR and OCR pockets. They also own and operate Grand Mercure Roxy at Marine Parade. As a developer, their DNA is "tight site in a good pocket with a freehold hook", not master-planned supercondos.
Past work has been solid on fundamentals but rarely design-differentiated. Fit-out is competent rather than luxurious. The positive is that Roxy tends to price honestly at launch -- they are not household-name enough to carry an extra S$100 psf brand premium. After-sales typically goes through a smaller in-house channel; service is generally fine, though communication speed can be slower than the top-tier developers.
Recent SG track record
- • The Hillshore (D5, freehold)
- • Arena Residences (D14)
- • Bagnall Haus (this project)
- • Trilive (D19, freehold)
Unit mix & layouts
What's inside the 113 units.
With only 113 units the mix is necessarily tight. Expect a primary weighting toward 2BR and 3BR family sizes with a modest sprinkle of 1BR and a small 4BR allocation for own-stay buyers. Because the plot is small, facilities and landscape are compact -- this is a boutique project, not an amenity-heavy super-condo. Specific sqft and stack-by-stack orientation should be confirmed at showflat; figures below are indicative of typical post-2022 freehold boutique product.
Efficiency read: small-site projects sometimes carry long corridors -- verify in-unit efficiency ratio stack-by-stack before committing.
Indicative pricing & PSF context
What the numbers actually say.
Expected PSF band
S$2,350-2,600
Launch pricing carried a clear freehold premium plus a transit-interchange premium. At this band you are paying above mature D16 resale freehold -- the question is whether Sungei Bedok's interchange opening closes that gap over the ownership horizon. The remaining 2026 pricing signal tells you how confident the market is in that thesis.
Resale comparison
Older freehold in the Upper East Coast / Bedok South pocket -- Costa Del Sol (99LH), Eastwood Park, Villa Marina -- transacts in a wide band with freehold apartments roughly S$1,600-1,900 psf. Newer nearby launches like The Continuum and Grand Dunman (D15) also set the upper reference. The new-launch premium here is real; freehold tenure and transit adjacency must both work to justify it at exit.
Schools, amenities, connectivity
The catchment that matters.
Primary schools (within 1-2km)
- • Bedok Green Primary School
- • Temasek Primary School
- • Opera Estate Primary School
Secondary & beyond
- • Temasek Secondary School
- • Bedok South Secondary School
- • Temasek Junior College (2km)
Malls, F&B, healthcare
- • Bedok Mall, Eastwood Centre, Bedok Point
- • Bedok 85 hawker, Upper East Coast F&B strip
- • Changi General Hospital ~8 min drive
Investment thesis
Why someone would actually buy here.
Freehold next to an interchange is rare
Most MRT-adjacent new launches in the east are 99-year leasehold on GLS land. A freehold plot walking distance to a TEL/DTL interchange is a structurally scarce combination -- that is the primary thesis holding up the premium.
Changi / Bedok employment adjacency
Changi Business Park, Changi Airport Group, and the SUTD / Singapore Expo ecosystem are all within short rail or car distance. Tenant demand from aviation, tech and logistics professionals is steady -- not spectacular, but durable.
Small project = tight supply at exit
113 units means a handful of resale listings at any time -- in contrast to 800-unit supercondos where a dozen neighbours might list concurrently. That scarcity supports price discipline if the pocket story holds up.
Freehold supports generational hold
For buyers whose horizon is 20+ years -- or who want to pass a unit to children -- freehold removes the lease-decay drag. In a leasehold-dominated eastern Singapore, this optionality is worth a measurable premium.
Risks & what to stress-test
Where this could bite you.
Small project, thin facilities
At 113 units the facilities footprint is limited -- compact pool, small gym, modest landscape. Owner-occupiers comparing with 400-unit RCR alternatives may find the amenity set underwhelming. Price this in honestly.
Premium is already paid at launch
The freehold-plus-interchange thesis is well understood and already reflected in PSF. That means much of the "easy" upside has been pre-priced. You are underwriting execution of the catalyst, not a hidden discount.
Sungei Bedok ramp-up is gradual
Transit-adjacency premiums take 3-5 years post-opening to fully price in, and pedestrian catchment depends on how the URA masterplan around Sungei Bedok develops commercially. Hold horizon should reflect that timeline, not a 2-year flip.
Limited rental tenant pool
Upper East Coast is primarily owner-occupied territory. Tenant demand exists but is shallower than D15 Marine Parade or D14 Geylang/Eunos. Model yields with a 1-month vacancy buffer built in.
Winfred's take
The honest read.
My read on Bagnall Haus is that it is a genuine scarcity play -- freehold, walkable to a future interchange, in a pocket where most competing new stock is leasehold. That is a narrow and defensible position. The catch is that the market knows this, and launch PSF already captured a meaningful chunk of the premium. What you are really buying in 2026 is the next leg: Sungei Bedok opening, the commercial masterplan around it, and the steady rerating of freehold tenure as Singapore's supply of it continues to shrink.
This suits a long-horizon freehold buyer -- someone who wants a stable East Coast foothold they can hold through a full property cycle, or who plans to pass the unit on. It also suits an investor with patience for a 7-10 year thesis. It does not suit someone hunting amenity-rich lifestyle condos, or anyone needing maximum rental yield from day one -- in both cases a larger RCR leasehold will serve the immediate brief better.
Related reading
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