Introduction

Tenure: Bagnall Haus is a freehold East Coast condo (estate in fee simple), offering perpetual ownership in the coveted District 16 of Singapore[1]. This rarity makes it the first new freehold condo launch in the Upper East Coast area since 2010[2], a key selling point for buyers seeking long-term value.

Developer: Developed by RL Bagnall Pte. Ltd., a consortium led by Roxy-Pacific Holdings (an established local developer with 50+ years of track record[3]), Bagnall Haus benefits from the expertise of a team known for quality boutique residential projects. (See Developer Background below for more on Roxy-Pacific.)

No. of Storeys: The development comprises three low-rise blocks of 5 storeys each[4], harmonizing with the surrounding landed enclave and adhering to the area’s 5-storey height limit[5]. This tropical modern architecture embraces a heritage-inspired design, blending into the lush east coast landscape.

Land Area: Spanning approximately 69,963 sq ft of land (about 6,500 sqm)[6], Bagnall Haus offers an exclusive low-density environment. The site’s generous size (with a plot ratio of 1.4) allows for ample landscaping and facilities while keeping the built-up density low[7].

Designed By: Renowned architects DP Architects helmed the design[8], drawing inspiration from the area’s heritage. The façade features chevron motifs paying homage to the site’s former rubber plantation history[9][10], and the development incorporates tropical modern design elements – such as natural textures and open courtyards – that celebrate the East Coast’s cultural legacy.

Total Units: Bagnall Haus consists of 113 exclusive residential units and 2 shop units[4]. With just 113 homes on a sizable plot, each unit enjoys a wide frontage layout that maximizes natural light and ventilation. This boutique scale ensures privacy and an intimate community feel, unlike high-density mega projects.

Location: Bagnall Haus is located at 811–815 Upper East Coast Road (Bedok planning area) in District 16, Singapore[11]. Nestled in a tranquil private residential enclave across from Laguna Golf & Country Club and Bedok Camp[12], it offers a peaceful retreat while remaining highly accessible. The site is a short stroll from the upcoming Sungei Bedok MRT station and near the junction of Upper East Coast Road and Bedok Road, placing it in the heart of the coveted East Coast region.

Completion Date: The project’s expected TOP (Temporary Occupation Permit) is by Q4 2027[13], with legal completion by 31 December 2031[14]. This means buyers can anticipate moving in by 2028[15], aligning with the opening of new transport links and amenities in the area (like the Thomson–East Coast MRT line in 2025–2026).

Developer Introduction: Roxy-Pacific Holdings, the lead developer, is a reputable home-grown property and hospitality group. Established in 1967, Roxy-Pacific has developed over 50 projects totaling more than 5,000 residential and commercial units across Singapore, Malaysia, and Australia[16]. The group specializes in boutique and mid-sized condominiums targeting discerning middle- to upper-income buyers[17]. Bagnall Haus, formerly the site of the old Bagnall Court (43-unit walk-up apartments from the 1990s[12]), was acquired via en bloc sale in Jan 2023 for $115.3 million[18]. The developer’s vision is to transform this storied site into a modern sanctuary that retains the charm of the East Coast’s heritage[19]. With a proven track record and a commitment to quality, the developer has positioned Bagnall Haus as a flagship “East Coast lifestyle property” offering freehold exclusivity and modern comfort.

An artist’s impression of Bagnall Haus, a low-rise freehold condo at Upper East Coast Road in District 16. The boutique 5-story development offers 113 exclusive units with heritage-inspired tropical design and full condo facilities in a serene landed enclave.[4][20]

WHAT MAKES BAGNALL HAUS AN IDEAL HOME?

Bagnall Haus stands out as an ideal home due to its unique combination of exclusivity, design, and location. Freehold tenure ensures that this property can be held for generations, offering a sense of permanence and legacy seldom found in new launches, especially in the East Coast. In fact, Bagnall Haus is the first freehold new condo launch in the Upper East Coast since 2010, underscoring its rarity[2]. This gives buyers a chance to own a “timeless tranquility” in an area where new freehold options are nearly non-existent[2].

Another key attraction is the development’s boutique scale and low-rise architecture. With only 113 units spread across three 5-storey blocks, residents can enjoy a peaceful, close-knit community atmosphere. The project’s design emphasizes wide frontages and spacious layouts, creating bright, airy interiors that capitalize on natural light and breezes from the nearby coast. The architectural theme marries modern elegance with local heritage – the façade’s chevron motifs and the rustic textures are a tribute to the site’s rubber plantation past[9][10]. Meanwhile, lush landscaping and greenery are woven throughout the development, from the ground-level courtyards to the rooftop “Haus Canopy” gardens[21][22]. This nature-inclusive design provides a serene oasis for residents, aligning with the East Coast’s reputation for green and coastal living.

Despite its tranquil setting, Bagnall Haus does not compromise on modern conveniences. It boasts a full suite of condominium facilities rivaling much larger developments – including a 25m lap pool, sun decks, rooftop gyms and function rooms, co-working lounge, barbecue pavilions, children’s playground, and even unique touches like a foot reflexology path[23][24]. These amenities are thoughtfully distributed across the ground, courtyard level, and rooftop, allowing residents of all ages to relax, entertain, and stay active without leaving home. The elevated courtyard pool in the center of the blocks provides a private sanctuary for a refreshing swim[25], while the rooftop “micro-parks” and sky pavilions offer panoramic views and spaces for exercise, social gatherings, or quiet contemplation[26][27].

Importantly, Bagnall Haus offers an unbeatable East Coast lifestyle. For families, the proximity to top schools (from primary to tertiary) and expansive outdoor spaces (like East Coast Park) is a major draw. For professionals and HDB upgraders, the development’s excellent connectivity (new MRT and expressways) means convenient commutes to work hubs like Changi Business Park and the CBD. For east coast lifestyle buyers and investors, the project represents a rare chance to own a freehold property in a beloved locale known for its food, leisure, and laid-back charm. In essence, Bagnall Haus manages to encapsulate “the pinnacle of luxury living, where modern elegance meets a rich historical legacy”[28] – making it an ideal home that balances exclusivity, comfort, and heritage.

CONNECTIVITY

One of Bagnall Haus’s strongest selling points is its superb connectivity, which ensures residents are never far from where they need to be[29]. The development is situated just a 5-minute walk from the upcoming Sungei Bedok MRT interchange station[30]. This new station, opening in 2025, will serve two MRT lines – the Thomson–East Coast Line (TEL) and Downtown Line (DTL) – effectively making it a dual-line interchange. With the TEL/DTL interchange at Sungei Bedok, residents will have direct, one-train access to key destinations across the island. For instance, a trip to the Central Business District (Raffles Place/Shenton Way) or Marina Bay area will be a straight ride via TEL, significantly shortening commute times[31]. Via the Downtown Line, places like Bugis, Little India, and even Expo/Changi are easily reached. In fact, once operational, Changi Airport (Terminal 5) will be just one stop away on the TEL extension, and the existing Changi Airport/Jewel is only three stops via DTL[32][33]. This unparalleled MRT connectivity means whether one is heading to work in the CBD, shopping in Orchard Road, or catching a flight, the journey will be seamless and hassle-free.

For drivers, Bagnall Haus is equally well-connected. It is strategically near major expressways including the East Coast Parkway (ECP) and the Pan-Island Expressway (PIE)[34]. The ECP onramp is just minutes away, offering a quick 15-minute drive to the CBD or a mere 5-minute drive to Changi Airport[35]. Upcoming infrastructure improvements will further enhance road connectivity – new road links from Upper East Coast Road to the ECP are planned as part of the Bayshore precinct rejuvenation, potentially cutting the drive to Changi/Jewel down to 5 minutes and to Marina Bay Financial Centre to ~20 minutes[35]. Additionally, the Tampines Expressway (TPE) is accessible, providing an easy route to the northeastern parts of Singapore.

Public transport options beyond MRT are robust as well. The development is adjacent to the Bedok South Integrated Transport Hub (ITH), slated to open in 2026, which will integrate a bus interchange with the Bedok South TEL station[36]. This means residents will have a convenient bus network and possibly even retail amenities at the ITH just one stop away or a short walk from home. There is also an Upper East Coast bus terminal nearby, ensuring plenty of bus services for local travel.

Importantly for professionals, Bagnall Haus’s connectivity places it close to major employment nodes. It’s a short commute to Changi Business Park (a key office/tech hub) and the upcoming Changi East Urban District[37], both reachable in under 15 minutes by car or a few MRT stops. This makes the condo attractive for those working in these areas or for investors targeting tenants in the aviation and technology sectors.

In summary, whether by MRT, road, or bus, Bagnall Haus residents enjoy exceptional connectivity. They can savor the tranquillity of an East Coast home without sacrificing convenience – truly the best of both worlds when it comes to accessibility.

EDUCATIONAL INSTITUTIONS

For families with children, Bagnall Haus is located in an area rich with reputable educational institutions across all levels[38]. Within the immediate vicinity are several established primary and secondary schools known for strong academic track records and holistic development.

Notably, Temasek Primary School is within 1km of the development[39], making it a coveted option for young families (being within 1km often gives priority in Singapore’s primary one registration). Also nearby is Bedok Green Primary School, providing additional choice for primary education[40]. At the secondary level, the popular Temasek Secondary School is just a short distance away[41]. This pair of Temasek schools forms a well-regarded primary-secondary pipeline in the Bedok/Siglap area, known for producing well-rounded students.

Another esteemed school in the vicinity is Victoria School (secondary), which is a few bus stops away towards Siglap[42]. Victoria School is an all-boys institution with a long heritage and consistently strong results. Its affiliated junior college, Victoria Junior College, is also in the broader East Coast area (Marine Parade), offering a through-train opportunity for high-performing students. Additionally, for those considering the Integrated Programme (IP), Temasek Junior College (TJC) is located along Upper East Coast Road as well, operating a 6-year IP from secondary 1 to JC2. TJC’s presence means families have an option for a fast-tracked academic route just minutes from home.

For tertiary and higher education, Bagnall Haus is near the Singapore University of Technology and Design (SUTD) – one of Singapore’s top universities focusing on design and engineering. SUTD’s campus is a short drive or a couple of MRT stops away (via DTL) in the Changi Business Park area[43]. The proximity of SUTD adds a bonus for families with older children or those in academia and research, as well as a pool of potential tenants for investors (e.g., faculty or postgraduate students seeking housing nearby).

Beyond formal schools, the East Coast/Bedok area is dotted with enrichment centers, preschools, and childcare facilities to support younger children’s early development. With community libraries and community clubs (such as Siglap Community Club) in the region, there’s no shortage of learning resources outside school hours.

In essence, living at Bagnall Haus means educational peace of mind. From esteemed primary schools through secondary and junior college, all the way to university, parents can find quality institutions within easy reach. This makes the condo especially attractive to family buyers who prioritize access to good schools as part of their home purchase decision.

SHOPPING MALLS

(East Coast Convenience and Retail Therapy)

Residents of Bagnall Haus will enjoy access to a variety of shopping malls and retail hubs that cater to all daily needs and lifestyle desires. Despite the tranquil, suburban feel of Upper East Coast, major shopping conveniences are just a short drive or a few MRT stops away, combining the best of quiet living with urban amenities.

One of the nearest major malls is Bedok Mall, located in Bedok Town Centre, roughly a 5-minute drive away. Bedok Mall is a one-stop shopping destination with a wide array of retail outlets, a supermarket, banks, and numerous dining options[44]. Whether it’s grocery shopping, picking up household necessities, or enjoying a quick meal, Bedok Mall covers it all with convenience.

A little further west along Marine Parade Road is Parkway Parade, an iconic shopping complex in the Marine Parade/Katong area, reachable in about 10 minutes by car. Parkway Parade offers an even broader range of retail therapy – from fashion boutiques and department stores to electronics and specialty shops[45]. It’s also known for its abundance of eateries and services, making it a favored weekend family destination for many East Coast residents.

For daily necessities closer to home, residents can pop over to Eastwood Centre, a neighborhood shopping enclave just 2–3 minutes’ drive from Bagnall Haus[46][47]. Eastwood Centre houses a Cold Storage supermarket[48], pharmacies, and some eateries – perfect for quick grocery runs or picking up last-minute items. Similarly, Simpang Bedok/East Village (about 3 minutes’ drive) offers supermarkets, convenience stores, and a cluster of shops in a charming low-rise setting[49].

The development is also conveniently positioned near Changi City Point, a retail mall next to Expo that’s just two MRT stops away via the Downtown Line[50]. Changi City Point features outlet stores (great for bargain hunters) and a range of dining options, and it sits adjacent to the Singapore Expo Convention Centre – handy for those working in or visiting the expo area. And let’s not forget the unique retail landmark Jewel Changi Airport, only a few train stops or a 10-minute drive away, where one can shop international brands or enjoy the spectacular indoor waterfall and gardens[51].

Beyond these, the East Coast is famed for its boutique and specialty shops, especially in the Siglap and Katong areas. Siglap Centre and the surrounding shophouses host gourmet grocers, bakeries, pet stores, and more, catering to niche needs of residents who appreciate artisanal offerings. Katong’s Joo Chiat Road and East Coast Road stretch offer an eclectic mix of Peranakan craft shops, furniture stores, and boutique fashion, adding cultural flavor to the shopping experience.

In summary, Bagnall Haus may be tucked in a serene enclave, but it certainly isn’t isolated from commerce. From large suburban malls like Bedok Mall and Parkway Parade to charming local centers like Eastwood Centre and Siglap, residents have a wealth of shopping and retail options within easy reach. Daily conveniences, retail therapy, and even the occasional splurge at Jewel are all part of the East Coast living experience for Bagnall Haus residents.

LEISURE OPTIONS

(Recreation and Lifestyle at Your Doorstep)

Living in Bagnall Haus means embracing the coveted East Coast lifestyle, which is synonymous with abundant leisure and recreation options. One of the crown jewels of the area is East Coast Park, Singapore’s largest beachfront park, located just minutes from the development. East Coast Park offers a 15 km stretch of seaside greenery, where residents can enjoy morning jogs with sunrise views, leisurely cycles along the coast, or family picnics under swaying coconut trees. The park is also equipped with playgrounds, BBQ pits, and water sports facilities – whether it’s kayaking in the sea, rollerblading, or just building sandcastles, East Coast Park provides endless outdoor fun for all ages[52]. Having this “beach in the backyard” is a huge draw for East Coast residents, promoting a healthy, active lifestyle literally at one’s doorstep.

For those who enjoy sports and wellness activities, besides the beach park, there are numerous facilities in the vicinity. Laguna National Golf & Country Club is directly across the road from Bagnall Haus[12], offering golf enthusiasts an exclusive haven to tee off on championship courses. The club also features dining and spa amenities, making it a luxury escape just a stone’s throw away. Additionally, the Bedok Reservoir Park is a short drive north, providing another picturesque spot for jogging, dragon boating, or a serene walk around the reservoir’s perimeter. Closer to home, Bedok Stadium and the Heartbeat@Bedok sports complex (with swimming pools, gyms, sports halls) are available in Bedok Town Centre, ensuring that all forms of exercise – from track running to swimming – are covered[53].

Nature lovers will appreciate the proximity to not just the seaside but also green lungs like the upcoming Bayshore Park Precinct, which is planned to include new parks and communal spaces as part of the estate’s rejuvenation[54]. The government’s Long Island plan envisions an extended stretch of coastal recreation and even a new reservoir along this East Coast belt[55], potentially adding even more leisure options in the future for residents.

For leisure of a different kind, those interested in arts and community activities have access to the nearby community centers and the Marine Parade Public Library (a short drive away). The vibrant community events in Siglap or Bedok – from weekend farmers’ markets to cultural festivals – means there’s often something happening around the corner.

In essence, Bagnall Haus offers a lifestyle that’s hard to match – mornings by the beach, afternoons at the golf course or cycling park connectors, and weekends filled with family recreation. The East Coast’s blend of outdoor leisure and relaxed charm is a key reason many aspire to live in this area. At Bagnall Haus, this leisure-centric lifestyle comes standard, making it more than just a home, but a gateway to year-round recreation and relaxation.

DINER’S DELIGHT

One cannot talk about East Coast living without highlighting the food scene, and in this aspect, Bagnall Haus is at the epicenter of a foodie’s paradise. The East Coast district is famed for its diverse culinary offerings – from heritage hawker fare to trendy cafes – and residents will find an endless array of dining delights within close proximity.

Right at Bagnall Haus’s doorstep is the Bedok Food Centre, a beloved hawker centre known for its assortment of local hawker gems[56]. In under 5 minutes on foot, residents can indulge in authentic local eats ranging from char kway teow and satay to nasi lemak and prawn noodles, all at extremely affordable prices. This food centre (sometimes referred to as Bedok Corner) is a go-to for East Coast locals craving a rustic hawker vibe under leafy trees – perfect for a casual dinner or supper.

Just a short walk or drive down Bedok Road leads to Simpang Bedok, also known as East Village, which has evolved into a foodie enclave of its own. Here, you’ll find a mix of late-night halal eateries, hip cafes, and dessert spots. Whether it’s the famous Prata at Spize, aromatic biryani, or artisanal ice cream, Simpang Bedok offers a smorgasbord of options nearly round the clock.

Heading westward, the Siglap precinct is another dining hotspot. Within a 5-minute drive, residents can be in Siglap, where a charming stretch of pubs, bistros, and family restaurants await[57]. From laid-back brunch cafés serving avocado toasts to authentic Italian trattorias and Japanese izakayas, Siglap’s culinary scene caters to all tastes and occasions. Its vibrant yet cozy atmosphere makes it a popular hangout for both young adults and families on weekends.

Further along East Coast Road, the famed Katong and Joo Chiat area presents a rich food culture deeply rooted in Peranakan heritage. Here one can savor the legendary Katong laksa, or feast on kueh chang and other Nonya kuehs at family-run shops that have been around for decades. Katong is also home to modern eateries and dessert bars, making it a fascinating blend of old and new. With Bagnall Haus’s convenient location, a food adventure in Katong’s colourful streets is just a 10-minute drive away.

For more upscale dining or special occasions, one can head to restaurants at the nearby East Coast Park (seafood at Jumbo or Long Beach by the sea, for example), or even the dine-in-the-park experience at PS Café by the Sea. Additionally, the proximity to Changi City Point and Jewel Changi Airport means access to a myriad of international dining outlets – from Michelin-starred concepts to thematic cafés – is remarkably easy for residents.

In summary, food lovers will find themselves spoilt for choice living at Bagnall Haus. From hawker delights at the Bedok Food Centre[56] to chic cafés in Siglap and heritage bites in Katong, the diversity of cuisine is astounding. The East Coast is often hailed as one of Singapore’s food havens, and Bagnall Haus positions you right in the heart of it. Whether it’s daily meals or celebratory feasts, the neighborhood’s culinary offerings ensure that every craving can be satisfied, truly making it a diner’s delight.

TENURE

Value of Freehold in District 16

In land-scarce Singapore, freehold property is highly prized, and this is especially true in District 16 (Bedok/Upper East Coast). Most new condominiums in Singapore are sold with 99-year leaseholds, particularly those on government land sales sites. A freehold new launch like Bagnall Haus is a rarity that commands attention. In District 16, which is largely an established residential area, new freehold condos are exceedingly scarce – Bagnall Haus being the first since 2010 in its immediate vicinity[2]. This rarity itself imbues the project with intrinsic value; buyers know that freehold assets tend to appreciate more steadily and are not subjected to lease decay concerns over time.

Freehold properties in the East Coast have traditionally been sought after by both locals and foreigners for their long-term investment potential and as legacy assets. The supply of new freehold units in the Bedok planning area is very limited, as noted by market analysts[58]. This low supply, coupled with steady demand for East Coast homes, means freehold condos here often enjoy resilient property values. In the case of Bagnall Haus, its launch pricing (around $2,450 psf on average) reflects a premium for freehold status relative to nearby 99-year projects, yet buyers snapped up 63% of units at launch – a testament to the strong demand for freehold exclusivity in this locale[59].

Owning a freehold unit at Bagnall Haus is not just about the tangible value, but also about the prestige and peace of mind. Residents have the comfort that their home’s land tenure is in perpetuity – a significant consideration for those planning to hold the property long-term or even pass it down to the next generation. In an area like District 16, which is undergoing rejuvenation (new MRT lines, upcoming Bayshore estate, etc.), holding a freehold means one can fully capitalize on the uplift in the precinct without worrying about a ticking lease clock.

Furthermore, banks often view freehold properties favorably for financing due to their slower rate of depreciation, which might facilitate better terms for homeowners. Should the owner decide to sell in the future, a freehold East Coast condo is a compelling proposition to prospective buyers, ensuring a broader resale market.

In summary, the value of freehold in District 16 is multifaceted – monetary appreciation, long-term security, and exclusivity. Bagnall Haus offers all these in one package, making it an excellent value proposition compared to leasehold peers. As one industry expert noted during the en bloc sale: the combination of new MRT connectivity and the scarcity of new freehold supply in Bedok is expected to drive strong take-up and value for this development[58].

Long-Term Appeal and Lifestyle Investment

Purchasing a unit in Bagnall Haus is not just a real estate transaction; it’s an investment in a long-term lifestyle. The East Coast has enduring appeal as a residential enclave – known for its leisure amenities, reputable schools, and a relaxed seaside charm – which has historically translated into stable demand and price resilience for properties here. By being freehold, Bagnall Haus amplifies this long-term appeal, allowing owners to truly embed themselves in the community for as long as they wish.

One aspect of long-term appeal is the forward-looking developments in the region. District 16 is on the cusp of significant enhancements: the Thomson–East Coast MRT line (with stations like Bedok South and Bayshore opening by 2025-2026) will greatly improve accessibility and spur growth. The URA’s rejuvenation plans for the Bayshore precinct include new roads, a brand new town with 10,000 homes (70% public, 30% private)[60], and more amenities and parks[54]. This means in the next decade, the area around Bagnall Haus will be infused with fresh infrastructure and lifestyle hotspots, increasing the vibrancy of the neighborhood. As a freehold owner, one stands to benefit fully from this uplift without an expiry date on ownership.

Moreover, the upcoming Bedok South Integrated Transport Hub and commercial developments like the Changi East Urban District (linked to the future Terminal 5) will likely create new employment and recreational opportunities nearby[32]. All these translate into a locale that will remain attractive for renters and buyers many years down the road – a key consideration for investors. In terms of rental investment, a freehold East Coast condo with MRT access could command a premium and face steady rental demand from expatriates and professionals (Changi Business Park, airport staff, etc.), ensuring a good yield over time.

Lifestyle investment is another dimension: Bagnall Haus offers a chance to invest in a quality of life. The tranquil environment, coupled with modern amenities and East Coast leisure, means your home is a daily retreat. Such attributes often lead to strong owner-occupier demand, which tends to support property values even in market downcycles (since people are less inclined to sell an irreplaceable lifestyle home). As the saying goes in real estate: buy location, buy lifestyle. Here, you are buying into the East Coast way of life – morning walks on the beach, weekend cycling with family, easy access to fresh seafood and hip cafés – an experience that is timeless and continually enriching.

In conclusion, Bagnall Haus’s freehold tenure synergizes with the East Coast’s long-term growth and inherent charm, making it not only a sound financial investment but a legacy lifestyle investment. Owners can look forward to decades of comfortable living and the flexibility to hold the asset without diminishing returns, truly enjoying the fruits of their investment in every sense.

DEVELOPER BACKGROUND

Bagnall Haus is proudly developed by a consortium led by Roxy-Pacific Holdings Limited, under the vehicle RL Bagnall Pte. Ltd.[61]. Roxy-Pacific is a well-established Singaporean real estate developer and hospitality group with a history dating back to 1967[3]. Over the past five decades, Roxy-Pacific has built a strong reputation for developing quality residential and commercial projects, particularly focusing on boutique and mid-sized condominiums that cater to middle- and upper-income segments[17]. Between 2004 and 2022 alone, the Group launched 56 developments comprising more than 5,000 units across Singapore, Malaysia, and Australia[17] – a testament to its experience and success in the property development arena.

Some of Roxy-Pacific’s notable recent projects include Mori, a freehold development in the Guillemard area, and Hill House, a prime District 9 project[62]. These projects, like Bagnall Haus, showcase Roxy’s knack for identifying attractive sites and transforming them into coveted residences. The Group is also known for its hospitality arm (it owns the Grand Mercure Roxy Hotel in Katong) and various commercial investments, which reflect its stable, diversified approach to real estate[63].

For the Bagnall Haus venture, Roxy-Pacific partnered with other investors in a consortium to acquire the site. The purchase of the former Bagnall Court via collective sale in January 2023 was led by Roxy-Pacific, reportedly in joint venture with partners including a funds management firm and construction company[64]. This “winning partnership” combined Roxy’s development expertise with additional financial and construction strengths. Such collaborations are common in Singapore’s property scene to manage project risks and leverage each partner’s strengths. Roxy-Pacific’s role as lead developer means buyers can have confidence in the project’s delivery and quality – the company’s long-standing track record speaks to reliable construction progress and attention to design details.

The developer has positioned Bagnall Haus as a marquee project in their portfolio, given its significance as a rare freehold East Coast launch. Their marketing emphasizes the careful melding of heritage and modernity in the design[19], which aligns with Roxy’s ethos of creating lifestyle-centric homes that resonate with the locale. During the launch in January 2025, the sales performance of Bagnall Haus was strong (around 63% units sold on launch weekend at an average ~$2,490 psf)[59], reflecting market trust in the developer’s vision and execution.

In summary, the developer background of Bagnall Haus is one of stability and proven excellence. Roxy-Pacific’s deep experience, coupled with its understanding of what modern homebuyers desire, bodes well for the project. Buyers can expect a well-built home delivered on schedule, with design and quality that match the promises made. The developer’s commitment to preserving the site’s unique East Coast heritage while delivering contemporary comfort truly sets Bagnall Haus apart as a development crafted with passion and expertise.

COMPARATIVE ANALYSIS: Bagnall Haus vs Sceneca Residence vs The Bayshore (GLS site)

To put Bagnall Haus in perspective, it’s useful to compare it against two other residential developments in the broader East Coast/Bedok region: Sceneca Residence and The Bayshore (GLS site). Each represents a different facet of what the area offers, and this comparison will highlight Bagnall Haus’s unique strengths.

• Bagnall Haus (Upper East Coast Road, D16) – Freehold, 113 units, 5 storeys. Bagnall Haus is a boutique, low-density development nestled in a landed enclave. Its key differentiators are its freehold tenure and exclusive size, which impart a serene, private lifestyle. It’s within a 5-minute walk to Sungei Bedok MRT (TEL/DTL) yet enjoys a quiet surrounding away from main traffic. The architecture is heritage-inspired and height is limited to 5 storeys, meaning no high-rise obstruction of views and more of a community vibe. With full condo facilities despite its small size, it offers a luxurious lifestyle for families and discerning owner-occupiers who value tranquility and long-term ownership. Investors are drawn to its rarity (first new freehold in ages) and proximity to future infrastructure, betting on capital preservation and appreciation over time.
• Sceneca Residence (Tanah Merah Kechil Link, D16) – 99-year leasehold, 268 units, 14-15 storeys. Sceneca Residence is a recently launched condo (TOP est. 2027) situated right next to Tanah Merah MRT station (East-West Line). It’s a mixed development with retail (including a supermarket) on the ground floor, offering the convenience of an integrated hub. At launch in Jan 2023, Sceneca Residence sold ~60% of its 268 units at an average price of ~$2,072 psf[65], indicating strong demand for its MRT-linked location. Compared to Bagnall Haus, Sceneca offers the benefit of an immediate MRT connection and on-site retail, which is great for those who prioritize convenience and connectivity. However, it’s a leasehold property, meaning it has a 99-year tenure and a larger, high-rise profile. Residents of Sceneca will experience a busier, more urban environment (with a major road and MRT viaduct nearby, plus more units which means more neighbors). While Sceneca’s facilities are modern, the overall feel is more mass-market than the exclusive vibe of Bagnall Haus. In terms of target audience, Sceneca appeals to practical homebuyers and investors who value the MRT at doorstep and potentially a slightly lower price quantums (its smaller 1-2 bedroom units cater to investors/HDB upgraders on a tighter budget). Bagnall Haus, in contrast, appeals to those willing to invest a bit more for freehold status, exclusivity, and a quieter environment.
• The Bayshore (GLS site, Bayshore Road, D16) – 99-year leasehold, ~500+ units (planned), high-rise. “The Bayshore” refers to an upcoming private condo project on a Government Land Sale site directly atop the future Bayshore MRT station (TEL). The land tender was won by a developer consortium (SingHaiyi) in March 2025 at a record price of $1,388 psf ppr[66], signaling confidence in the location. This new Bayshore condo is estimated to yield around 515 units and will likely be a high-rise development given the plot ratio of 4.2[67] (expect towers potentially 30+ storeys high). Its launch is anticipated in 2026, with completion in the late-2020s. When comparing to Bagnall Haus, The Bayshore will have the advantage of being directly on top of an MRT station and closer to the East Coast Park (it’s along the Bayshore Road which is nearer to the coastline). It will also be part of a brand-new Bayshore precinct featuring not just private condos but also HDB flats, parks, and a new road network[54]. This means a very vibrant, but also very dense, neighborhood. The Bayshore’s scale (500 units within 10,000 new homes planned in the area[60]) suggests it’s targeting the mid-market and possibly upgraders en masse. In contrast, Bagnall Haus’s appeal is its exclusivity and readiness: it’s selling now and will be ready by 2028, whereas Bayshore’s homes will be coming on stream later and will be one among many in a large estate. Investors might note that while The Bayshore will be new and have seafront proximity, its abundance of units and leasehold nature could mean more competition and potentially higher initial prices (given the high land cost). Bagnall Haus, being freehold and limited in supply, may hold its value stronger and offer a quieter, more premium environment in the long run.

In summary, Bagnall Haus differentiates itself from both Sceneca Residence and The Bayshore through its freehold tenure and boutique character. Sceneca Residence is about convenience and immediate MRT access but trades off on tenure and exclusivity. The Bayshore will be about futurity – a new vibrant hub by the beach – but will be a large, leasehold development in a high-density setting. For the target segments identified (families, HDB upgraders who want a lasting asset, East Coast lifestyle seekers, and investors eyeing rarity), Bagnall Haus hits a sweet spot. It offers a balance of connectivity and tranquility that Sceneca and Bayshore each tilt towards one end of (connectivity for Sceneca, and lifestyle for Bayshore). Additionally, Bagnall’s freehold status means it can be viewed as a “legacy property,” a significant draw for those who want to secure a piece of East Coast for the long term.

Ultimately, the choice comes down to priorities: If one values exclusive freehold ownership, a tranquil environment, and immediate move-in timelines, Bagnall Haus is the prime choice. It encapsulates the East Coast charm with modern comforts, all while being well-connected. Its strong early sales indicate that many buyers recognize these merits, securing their units in this boutique gem even as other options exist. In the landscape of District 16 condos – from the integrated convenience of Sceneca Residence to the future buzz of The Bayshore – Bagnall Haus stands out as an elegant, enduring option that promises both a treasured home and a wise investment[68].

A glimpse of the central courtyard and 25m lap pool at Bagnall Haus. The development’s low-rise design and lush landscaping foster a serene, resort-like atmosphere – a distinctive contrast to larger high-rise condos in the area. Residents enjoy full condominium facilities including a pool, gym, function room, and rooftop gardens, all in an exclusive freehold setting.[21][25]

[1] [3] [4] [7] [8] [11] [12] [13] [14] [16] [17] [18] [56] [59] [61] [62] [63] Bagnall Haus Developer | Roxy Pacific | Freehold | 68643300

https://propertyreviewsg.com/bagnall-haus-developer/

[2] [19] [28] [29] [30] [31] [34] [38] [43] [44] [45] [52] [53] [57] Bagnall Haus ™ @ Upper East Coast (Updated 2025)

https://bagnallhaus-official.com.sg/

[5] [32] [33] [35] [36] [54] [58] [68] Bagnall Court sold for S$115.28 million

https://www.jll.com/en-sea/newsroom/bagnall-court-sold

[6] Bagnall Haus ™ – Gallery

https://bagnallhaus-official.com.sg/gallery/

[9] [10] [15] [20] [21] [22] [23] [24] [25] [26] [27] Bagnall_Haus_-_Factsheet_26_Dec_24_(Final)_(1).pdf

file://file-Lz76zhoN1ovs6fYQTGJAQG

[37] [39] [40] [41] [42] [46] [47] [48] [49] [50] [51] Bagnall_Haus_-_e-Brochure.pdf

file://file-A9PSMDznbAqzMKbh6QHpJt

[55] [66] [67] Bayshore Road GLS | New Launch | Bayshore MRT | 68643300

https://propertyreviewsg.com/bayshore-road-gls/

[60] Bayshore Residences Project Information | Official Website

https://bayshoreresidencessg.com/overview

[64] Roxy-Pacific-led consortium behind the en bloc purchase of Bagnall …

https://www.edgeprop.sg/property-news/roxy-pacific-led-consortium-behind-en-bloc-purchase-bagnall-court

[65] Sceneca Residence sells 60% of 268 units on launch day at …

https://www.the-granddunmancondo.com/sceneca-residence-sells-60-of-268-units-on-launch-day-at-average-s2072-psf/