Aquarius by the Park Review — Bedok / Upper East Coast · D16
HuatScore: 87/100 — Solid Choice!
Is Aquarius by the Park a good buy?
HuatScore rates Aquarius by the Park 87/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin future upgrader pool. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,333 psf
- Price from: S$1.14M
Live market data
- Resale transactions (12mo): 21
- Recent resale PSF: ~$1,350 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 458m to RED SWASTIKA SCHOOL [SAP] and 265m (~3-min walk) to Bedok Reservoir MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — RED SWASTIKA SCHOOL: RED SWASTIKA SCHOOL is SAP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Sensible price gap: Launch PSF only +6% above local resale benchmark. Headroom for capital appreciation intact.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 774 HDB blocks total within 2km), and 3 nearby BTOs (incl. Bedok Oct 2025 BTO, ~2030) add a fresh upgrader wave from ~2035. Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D16 · Bedok / Upper East Coast: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Aquarius by the Park suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Red Swastika School within 1km at ~$1,333 psf — parents pay for this. Lease 69 years left — financing starts to pinch.