Bagnall Haus.
The brief
Bagnall Haus occupies a low-rise freehold site on Upper East Coast Road - three blocks of five storeys, 113 units, redeveloped from the former Bagnall Court. The first freehold new launch in this stretch of East Coast in roughly 15 years. Laguna Golf and Country Club is directly adjacent; Sungei Bedok MRT interchange is a five-minute walk.
Pricing. PSF at $2,200 - $2,490 at launch. Entry from $1.235M for a 1-bedroom plus flexi (495 sqft). 62.8% sold on launch day at average $2,490 psf. The project is now sold out.
Location context. Sungei Bedok MRT (Downtown Line and Thomson-East Coast Line interchange) is a five-minute walk - a two-line station opened in 2024. The East Coast Parkway is minutes away by car. Temasek Primary School is within 1km; Bedok Green Primary and Anglican High are nearby.
Three things to know.
Freehold on East Coast
The first freehold new launch in the Upper East Coast belt in approximately 15 years. Laguna Golf and Country Club is directly adjacent. At 113 units across three five-storey blocks, there are no shared corridors with 800 strangers - boutique is the point.
DTL and TEL interchange at five minutes
Sungei Bedok MRT is a two-line interchange connecting the Downtown Line and Thomson-East Coast Line. The station opened 2024. One stop on the DTL reaches Bedok South Integrated Transport Hub; the TEL connects north through to Orchard.
Roxy-Pacific boutique track record
56 developments and 5,000+ homes over 57 years in Singapore. Roxy's core competency is boutique-scale projects where they can control specification and finish quality without the pressures of a mass-market launch. The site was acquired below the $125M guide price.
Fit & trade-offs
Who this is for.
Resale access to a 113-unit freehold boutique on Upper East Coast Road, the first freehold new launch in this stretch in roughly 15 years, within 5 minutes of the Sungei Bedok DTL and TEL interchange
Primary-market pricing, the larger-scale facility footprint of 500-unit-plus launches, the leasehold quantum advantage available at Emerald of Katong or Chuan Park
- ·Buyers seeking freehold tenure in the Upper East Coast belt at resale
- ·Buyers prioritising boutique-scale ownership of 113 units over mass-market scale
- ·Buyers wanting Sungei Bedok DTL and TEL interchange access within a 5-minute walk
- ·Buyers needing primary-market selection from developer inventory
- ·Buyers seeking large-scale facilities typical of 500-unit-plus condos
- ·Buyers prioritising the lowest entry quantum in the East region
Unit mix
113 units. 8 typologies.
| Type | Size (sqft) |
|---|---|
| 1-Bedroom + Flexi | 495 |
| 2-Bedroom | 764-829 |
| 2-Bedroom Flexi | 764-829 |
| 2-Bedroom + Guest | 764-829 |
| 3-Bedroom + Flexi | 980-1033 |
| 4-Bedroom | 1249 |
| 4-Bedroom Flexi | 1249 |
| 5-Bedroom | 1528 |
Across launch: $2,200 - $2,490 psf. Per-variant pricing on application.
Floor plans
21 typologies.
Block + stack layout. 113 units across 21 typologies.
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Children's poolpool
- Jacuzzipool
- Tennis courtrecreation
- Gymnasiumwellness
- Yoga deckwellness
- Function roomsocial
- BBQ pavilionssocial
- 24-hour securityutility
- Temasek Primary Schoolprimary
- Bedok Green Primary Schoolprimary
- Bedok South Secondary Schoolsecondary
- Temasek Secondary Schoolsecondary
- Bedok View Secondary Schoolsecondary
- Anglican High Schoolsecondary
- St. Anthony's Canossian Secondary Schoolsecondary
- Temasek Junior CollegeJC
Location
811-815 Upper East Coast Road, Singapore.
Comparables
Other launches in context.
Track record
Roxy-Pacific Holdings Limited priors.
Risks & catalysts
What could move.
- ·Secondary-market liquidity is thin on a 113-unit boutique, exit timing dominates outcome
- ·Freehold premium over comparable leasehold stock in the East compresses when wider sentiment softens
- ·Nominal TOP 2028-Q4, construction milestone progress not independently verified in this run
- ·Sungei Bedok MRT (DT37 Downtown Line and TE31 Thomson-East Coast Line interchange) opened 2024, anchors two-line connectivity at 5-minute walk
- ·Scarcity of freehold new-launch supply in the Upper East Coast stretch (first in ~15 years) underpins long-hold thesis
- ·Bayshore precinct master plan and Bedok South Integrated Transport Hub developments support eastern catchment demand
FAQ
What buyers ask.
Q01Is Bagnall Haus still available from the developer?
Status is 'sold' in the launch book. The v1 body prose preserved here records 62.8% sold on launch day in January 2025 at an average of $2,490 psf, and the position has since closed at the developer level. New units are not available, only resale via the secondary market.
Q02Why is Bagnall Haus described as the first freehold launch on Upper East Coast in 15 years?
The Upper East Coast Road stretch between Bedok South and Bayshore is dominated by older freehold landed and walk-up apartment stock, with new-launch supply over the past decade running through 99-year leasehold sites at Bedok Reservoir and East Coast. Bagnall Haus, on the former Bagnall Court site at 811 to 815 Upper East Coast Road, is the first freehold strata residential launch in this specific stretch in roughly 15 years per Roxy-Pacific's marketing position.
Q03How does Bagnall Haus compare to The Orie, which launched the same weekend?
Both launched 18 January 2025. The Orie is a 777-unit 99-year leasehold project in District 12 (Toa Payoh) by the CDL, Frasers Property and Sekisui House consortium, launched at $2,395 to $3,064 psf. Bagnall Haus is a 113-unit freehold boutique in District 16 by Roxy-Pacific at $2,200 to $2,490 psf with a $2,490 launch-day average. The two projects shared the launch weekend media cycle but address very different buyer profiles, scale versus boutique and leasehold mid-prime versus freehold East.
Q04What does the Sungei Bedok MRT interchange add to the Bagnall Haus location?
Sungei Bedok station (DT37 Downtown Line and TE31 Thomson-East Coast Line) is a two-line interchange that opened in 2024. The DTL connects east to Expo and west toward Newton and Bukit Panjang, while the TEL runs north through to Orchard and the Marina Bay terminus. The 5-minute walking distance from Bagnall Haus to a two-line interchange is uncommon for a freehold boutique site in the East.
Q05How does Bagnall Haus compare to Meyer Blue and Emerald of Katong on the same East Coast belt?
Meyer Blue (October 2024, Meyer Road) is freehold at $3,020 to $3,436 psf. Emerald of Katong (November 2024, Jalan Tembusu) is 99-year leasehold at $2,423 to $2,961 psf with a $2,621 weekend average. Bagnall Haus launched at $2,200 to $2,490 psf, sitting roughly $770 psf below Meyer Blue's freehold band and roughly $130 psf below Emerald of Katong's launch average, reflecting the OCR D16 location relative to RCR D15 prime East Coast and Katong belt.
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