The First New Launch Condo In 15 Years In Upper East Coast Priced From $1.2m: A Bagnall Haus Preview

Offering 113 freehold units, Bagnall Haus is the first new launch in District 16’s Upper East Coast area in 15 years. Positioned in a landed enclave, it can appeal to those seeking a more private and lower-density lifestyle. 

But we all know boutique projects like Bagnall Haus are a niche choice and may not be for everyone. Here’s why:

Boutique developments like Bagnall Haus can sometimes suffer from price volatility. Fewer units mean fewer transactions, which can make it hard to gauge its ‘true value’. Among these other downsides, smaller land plots often translate to fewer facilities and may be a downside for some.  

On a brighter note, there’s still a strong case to be made for Bagnall Haus. 

Despite its slightly remote location, it is close to daily essentials in Eastwood Centre (hello, Cold Storage) and Bedok Food Centre, and it’s a four-minute walk to the upcoming Sungei Bedok MRT (TEL). So, unlike many lower-density locations, it does have an MRT station and conveniences nearby.

The pricing is another selling point – accessible entry points make this an attractive option for those seeking a freehold tenure, without stretching their budget. On top of that, launches in neighbourhoods with a lack of supply – like Norwood Grand and Chuan Park – have shown that pent-up demand can drive impressive sales. The same pent-up demand means we could see the same story happening with Bagnall Haus.

So, for those who prefer a quieter lifestyle that comes with a boutique condo, Bagnall Haus could be worth a closer look. And with District 16 set to see more activity this year, it’s still exciting to see the first of many new launches in the area. 

Let’s break it down further to see where it shines—and where it might not.

Overview of Bagnall Haus 

Bagnall Haus offers just 113 units spread across a compact, rectangular site of roughly 74,270 square feet with a plot ratio of just 1.4. It features three low-rise blocks (811, 813, and 815), each standing five stories tall. 

Roxy-Pacific Holdings helms this project with a track record in compact developments like Straits at Joo Chiat (a 16-unit project in District 15) and Hill House (72 units in River Valley). Mori in Geylang (137 units) might be its closest comparison, if you are looking at a previous development to benchmark upon.

Facilities here are fairly within expectations of a condo this size – the second floor hosts the 25m lap pool, while the rooftop connects all three blocks with facilities like the gym, clubhouse, playground, and BBQ pits. 

While a 50m pool and a tennis court would have been nice, let’s be honest – it’s not expected for a boutique project of this scale. That said, while many of the facilities have a shelter, their semi-exposed nature makes them weather-dependent. 

The lack of a basement car park leaves 90 lots (three with EV chargers) and two accessible ones at ground level and falls short of a 1:1 ratio. 

While the short walk to the upcoming Sungei Bedok MRT helps offset this, the development’s distance from the city centre means some residents may prefer to keep their cars.

For context, Sungei Bedok Station is 10 train stops from Marina Bay Station (North-South, Thomson-East Coast and Circle lines), 13 from Outram Park Station (North-East, East-West and Thomson-East Coast lines), and 16 from Orchard Station (North-South and Thomson-East Coast lines). Nonetheless, it is worth saying again that – with many low-density enclaves – you won’t have any MRT station within walking distance.

Set Within An Established Neighbourhood: Bagnall Haus’ Location

Bagnall Haus is situated in a mature estate, flanked by boutique condos and landed homes. The area is home to older developments such as Country Park Condo (160 units), Fairmount Condo (64 units), and Eastwood Regency (75 units). While leasehold options dominate the area, a handful of freehold choices like Eastwood Regency and Casa Flora add some variety.

Living in a mature estate has its conveniences. Bedok Food Centre is right next door, offering a variety of local fare. For grocery needs, Eastwood Centre with its Cold Storage is just a short walk away. While these aren’t the extensive offerings of a full-fledged mall, they’re okay for day-to-day needs.

For more variety, Simpang Bedok provides a lively hub for dining and groceries, though its popularity means dealing with weekend crowds.

The upcoming Sungei Bedok MRT Station, connecting two MRT lines, adds another layer of accessibility. However, being positioned at the end of both the Downtown and Thomson-East Coast lines makes city commutes a bit lengthier. Drivers might see more promise in the area, with talks of a new ECP access road potentially improving connectivity. 

While the estate has a peaceful, low-density vibe, some might find its relative remoteness a drawback. Entertainment options are sparse, and trips for late-night outings or a movie will require venturing further out from home.

Proximity to Bedok Camp may also raise eyebrows for certain buyers, though the camp’s location deep within the area minimises noise or traffic concerns. Similarly, while Laguna Golf Course’s expansive driving range is a dominant feature of the skyline, it’s unlikely to cause disruptions.

For families, Temasek Primary is the only nearby school within one kilometre, which might feel limiting. However, the area does offer a range of secondary and tertiary institutions, including Anglican High School, Victoria School, Victoria Junior College, and SUTD.

Looking ahead, the Bayshore revitalisation program promises to inject life into the area, but it’s very much a work in progress. For now, the appeal lies in the estate’s quieter nature, with the hope that its future potential will materialise.

Lack of Views: A Typical Feature of Boutique Projects 

Here’s a Google Street View of the neighbourhood in 2023, back when the site of Bagnall Haus (on the left) was still occupied by the former Bagnall Court. As seen here, the immediate skyline is dominated by low-rise developments – a defining feature of the area, likely due to height restrictions imposed by the proximity to Changi Airport.

This low-rise character is unlikely to change anytime soon, preserving the neighbourhood’s charm but also limiting the potential for panoramic views from Bagnall Haus. For most units, the view is of the surrounding developments, with higher floors in Block 813 offering slightly more open sightlines toward nearby landed properties. However, even these views remain modest, so it’s best to keep expectations realistic.

Meanwhile, units facing Bedok Food Centre’s open-air car park may benefit from a sense of space but could also contend with occasional traffic noise. On-site, two commercial units add a layer of potential convenience. If the right tenant comes in—a mini-mart, for instance—this could enhance the day-to-day experience for residents. 

However, with nearby food options and supermarkets already in place, this addition feels more like a nice-to-have than a necessity.

Bagnall Haus’ Resort-Themed Design 

Bagnall Haus, formerly Bagnall Court, leans into its roots with a resort-style design that might resonate well with the laid-back vibe of District 16.

The history of this neighbourhood adds another layer of interest. Once a fishing village and home to sprawling rubber plantations, the Upper East Coast and Opera Estate areas carry a rich backstory. The design team has subtly drawn on these origins, incorporating warm browns, earthy greens, and a neutral colour palette to reflect the natural and historical context of the site.

One interesting touch is the chevron pattern woven into the project’s design. A nod to the rubber plantation era, it cleverly mimics the look of tyre tracks – a subtle detail that ties the development back to the area’s past without being overbearing.

Unit Mix 

With 60% of the unit mix skewed towards 1- and 2-bedders, Bagnall Haus seems to cater to compact-family living or investors looking to capitalise on lower entry points.

In contrast to other new launches in the market today, Bagnall Haus’s unit sizes come across as relatively generous. However, when compared to its older neighbours, it does feel more modest. For instance, Fairmount Condominium offers units ranging from 904 to 1,960 square feet, while Country Park Condo leans on spacious 2 and 3-bedders that start above 1,000 square feet.

At Bagnall Haus, sizes range from 1-bedrooms at 495 square feet to 5-bedrooms at 1,528 square feet. 

Layouts are a mix, with some offering practical dumbbell configurations and others featuring “Flexi” spaces or compact guest rooms. Notably, the lack of larger 4- and 5-bedders in the area gives Bagnall Haus a bit of an edge for those seeking more bedrooms – albeit with a more compact feel.

Buyers should note that Bagnall Haus is not subjected to the new GFA harmonisation guidelines, and as a non-PPVC construction, owners would have more flexibility and reign to reconfigure their space. 

As for the finishes, they’re what you’d expect: 2.83m ceiling heights in typical units, porcelain tiles in the common areas, and vinyl flooring in the bedrooms. 

Ground-floor units in Block 815, however, set themselves apart with double-volume ceilings reaching 4.58m. It’s a thoughtful nod to landed living, offering a sense of spaciousness without the landed living price tag. Of course, there’s a practical downside – tackling high curtains or changing lightbulbs will likely mean calling in the pros (and shelling out extra expenses). The added void space also comes with a corresponding cost.

One thing to keep in mind is the maintenance fee. It’s on the higher side compared to larger developments with more extensive facilities. While not ideal, it’s fairly typical for boutique projects. 

A Quick Look At the Show Flat Unit Layouts

The show flat showcases two layouts: the 2 Bedroom + Flexi and the 4 Bedroom units. Let’s start with the 2 Bedroom + Flexi. 

The 2 Bedroom + Flexi offers seven layout variations, ranging from 743 to 753 square feet. Buyers can choose between a dumbbell layout or the more conventional hallway layout, which is showcased in the showflat.

The layout itself is fairly typical for a 2-bedroom unit, though one feature that might stand out to avid cooks is the kitchen nook. 

It’s compact but functional, making it a decent choice for those who cook regularly but don’t want the kitchen to take up too much space. The absence of a foyer, which has become common in newer launches, does help maximise the usable area, but whether or not that’s a plus depends on personal preference.

The “Flexi” area is set up as an open study in the show flat, but this space offers flexibility. It could be used as a dining area if you want to create more room in the living area, though placing the dining set on the balcony could be another option, provided you opt for a smaller one to ensure it fits comfortably.

Both bedrooms are sized to accommodate a queen-sized bed or a single bed with a writing desk, which is fairly standard for 2-bedroom units today.

It’s also worth noting that, since the project isn’t subject to the GFA harmonisation guidelines, the AC ledge is included in the unit size. 

Now, let’s have a look at the 4-bedroom show flat unit. 

There are two layouts available, both at 1,249 square feet, each offering a distinct design. One opens directly into the living area, while the other leads into the kitchen. 

The show flat features the living area-first layout, which provides a circular flow from the kitchen to the balcony. This setup is somewhat reminiscent of the 3-bedroom layouts at The Continuum, which works well for those who enjoy hosting and want to keep the living space feeling open and bright.

One thing to note is the absence of a foyer, which is relatively uncommon for a unit of this size. The WC, located near the dry kitchen, can also double as a powder room if needed.

The open-concept, squarish layout provides some flexibility for different needs, though the utility room’s location next to the bedrooms may not be ideal for everyone. On the plus side, since Bagnall Haus doesn’t use PPVC, most of the walls (unless otherwise specified) are hackable, allowing for customization.

One other thing to consider is the recommended dining area’s placement and size. 

On paper, it may seem compact and can potentially encroach into the hallway space, but the layout in the show flat shows that it can comfortably fit a six-to-eight-seater dining set (sorry, no photos here!). 

However, it’s important to note that the ID used booth seating, which might not be ideal for everyone. If you prefer traditional tables and chairs, opting for compact furniture would be a practical solution. Alternatively, some might consider moving the dining set to the balcony for a more spacious living area. 

Starting Prices for Bagnall Haus 

Here are the starting prices for Bagnall Haus: 

Roxy-Pacific snapped up the en bloc of Bagnall Court for $115.28 million in February 2023, translating to a land rate of $1,106 PSF PPR. For context, nearby The Straits at Joo Chiat—a freehold site spanning 19,474 square feet—was acquired back in 2015 for $21.5 million (or $1,104 PSF PPR). 

The numbers aren’t wildly different, though it is unlikely for the developer to cannibalise the prices of either of their projects. 

On another note, there’s a buzz about the upcoming Arina East Residences (set in District 15 along East Coast Road), which will also be a boutique-sized project with 107 units. While both are of a similar scale, the comparison stops there—Tanjong Rhu is a whole different ballgame from Bagnall Haus’s more laid-back District 16 vibes. Still, it’ll be interesting to see how these two projects stack up against each other when the dust settles.

Now, for those curious about how Bagnall Haus stands, here’s a look at its starting price compared to other known prices in the new launch market. 

1 Bedroom New Launch Alternatives 

2 Bedroom New Launch Alternatives 

3 Bedroom New Launch Alternatives

4 Bedroom New Launch Alternatives 

5 Bedroom New Launch Alternatives 

The low entry price of Bagnall Haus is definitely a notable selling point. Given its freehold tenure, proximity to an MRT station, and the size of the units, it offers good value when compared to other new launches in the market.

For most unit types, it ranks among the more affordable options, especially considering that many comparable projects have 99-year leasehold tenures, and are further from both MRT stations and amenities.

Take the 1-bedroom units, for instance. Bagnall Haus comes in second only to Kassia, which, despite being freehold, is a 14-minute walk from Tampines East MRT and lacks immediate access to grocery stores or eateries. As for the 5-bedroom units, while they are priced on the higher end, they offer freehold tenure and are one of the few options located near an MRT station and daily conveniences, making them relatively competitive.

Ultimately, Bagnall Haus stands out for buyers looking for a lower-density area with amenities, an MRT station, and a competitive price point.

Riding The Wave: Near The Bayshore Revitalisation Area 

Source: URA 

The plans to rejuvenate the Bayshore area are nothing short of ambitious—and while Bagnall Haus technically sits outside Bayshore, they’re both part of the same District 16, so it’s hard not to feel the spillover excitement. Spanning a 60-hectare site on reclaimed land, Bayshore’s transformation will bring 10,000 new homes to the area, with 7,000 units earmarked for public housing.

To support this influx, a suite of new infrastructure is in the works. Think lush parks for morning jogs or weekend picnics, alongside a car-lite urban design. At the heart of it all will be Bayshore Drive, a vibrant new thoroughfare lined with shops, eateries, supermarkets, and other daily essentials.

While Bayshore might be grabbing the spotlight now, it’s worth considering how these plans could elevate the wider District 16 area in the coming years.

Final thoughts 

To wrap things up, Bagnall Haus indeed comes with the typical concerns buyers may have when considering a boutique project.

For one, the views are limited, with most units facing their low-rise neighbours, which might make it feel somewhat enclosed. It also has higher maintenance costs and lacks the extensive range of amenities found in larger developments.

Additionally, its location might feel somewhat remote, particularly if you’re used to the more central parts of Singapore. It can take a while to get anywhere outside the East.

That said, with just 113 units, Bagnall Haus isn’t designed to appeal to everyone.

If you’re willing to overlook these limitations, you’ll find that, relative to other new boutique launches today, it offers the advantage of being a short walk from an MRT station, having freehold tenure (though several nearby projects also offer this), and slightly more spacious units. And this is with the lower (and more digestible) entry prices.

There’s also a selection of amenities within walking distance, like Bedok Food Centre and Cold Storage in Eastwood Centre.

The ongoing Bayshore revitalisation is also worth noting, which could improve the area’s appeal over time. As the only new launch in the area in 15 years and many of the condos already mature, Bagnall Haus may attract those looking to upgrade within the neighbourhood in the future— that is until the next District 16 launch comes around.