Bagnall Haus Review — Upper East Coast · D16
HuatScore: 62/100 — Good
Is Bagnall Haus a good buy?
HuatScore rates Bagnall Haus 62/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Estimated gross yield: 3.9%. Main watch-out: No anchor demand drivers. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: Freehold
- Expected TOP: 2027
- Units: 113
- Developer: Roxy-Pacific
- Avg PSF: ~$2,500 psf
- Price from: S$1.0M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,540 psf
What works in its favour
- Estimated gross yield: 3.9%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
- 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
- No anchor demand drivers: 16-min walk to Tanah Merah MRT (Exit A) and nearest primary (TEMASEK PRIMARY SCHOOL) is 1065m out. Resale buyer pool narrows fast — neither kiasu parents nor convenience commuters lock in here.
- District price gap is wide: New launch PSF is +39% above the 5–10 year resale median in Bedok / Upper East Coast. Market needs ~8 years of growth to match the entry price.
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
Who Bagnall Haus suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% 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
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Upper East Coast freehold, 113 units — you hold forever if you want. No resale deals logged all year — price discovery all yours.