Aquarius by the Park is Bedok Reservoir’s value entry: large three-bedders at a median $1,332 psf, well under every project completed after it on the same water. The 99-year leasehold estate opened in 2000, built by GuocoLand and Hong Leong across 11 blocks of 18 storeys holding 720 homes, with Bedok Reservoir Park directly across the road.
Bedok Reservoir MRT (DT30) sits within 500m of the estate on the Downtown Line, with Tampines West (DT31) also inside the 1km ring. That is 2 stations within walking distance, direct to Bugis and the CBD with no transfer.
Four primary schools sit within the 1km priority band: Fengshan, Red Swastika, St. Anthony’s Canossian and Yu Neng. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide walks through how. Four schools in one radius is a rare spread for the east.
The estate runs almost entirely on family stock: 170 two-bedders and 550 three-bedders, with no 1-bedroom or 4-bedroom units built. That mix keeps the resident base squarely family-focused, and it is exactly what the floor plan section below prices out.
On tenure: the 99-year lease runs from 1996, leaving roughly 69 years as of 2026. That is the oldest clock among the modern reservoir-row projects, and the discount below is the direct result.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 170 | 893 - 1,098 | 23.61% | A1, A2 |
| 3 Bedroom | 550 | 1,206 - 2,185 | 76.39% | B1 - B4, C1, C2, D1 - D4 |
| Overall | 720 | 893 - 2,185 | 100.00% |
Bedok Reservoir’s row of 8 condo projects prices almost entirely by age, and Aquarius by the Park sits at the older end. Four sections below explain where it lands on price, layouts and the buying case.
Most Aquarius by the Park resale transactions fall between $1,231 and $1,385 psf, with a median of $1,332 psf. That covers 41 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural gap tells the story. Over the same 2 years, Archipelago (TOP 2015) traded at a median $1,595 psf, Waterfront Isle (2015) at $1,610 psf, and Waterfront Key (2012) at $1,727 psf. Only The Clearwater, from 2001, trades close by at $1,386 psf. Aquarius by the Park’s discount to the newer towers on the same row runs 16 to 23%, for the same reservoir frontage and the same schools.
Recent prints, as of mid-2026: an 893 sqft 2-bedder at $1.19M in January, a 1,324 sqft 3-bedder at $1.85M in March, and a 1,227 sqft 3-bedder at $1.75M on a high floor in April. A 1,097.9 sqft unit sold in July at $1.3M, the softest print of the year, a reminder that facing and floor swing the outcome even inside one estate.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $1,332 psf median:
2-bedders, 893 to 1,098 sqft: about $1.19M to $1.46M.
3-bedders, 1,206 to 1,539 sqft with 3 baths plus a store: about $1.61M to $2.05M.
Penthouses, 1,873 to 2,185 sqft, 3 bedrooms with 5 baths across 2 levels: about $2.50M to $2.91M.
The floor plates run big for the format. A 3-bedder here starts past 1,200 sqft, which is what a 4-bedder measures in most projects built in the last 5 years. The trade is a simpler unit mix: no compact stock, no small-quantum entry, just consistent family-sized apartments facing the water or the internal courtyard.
Supply: the Bedok Reservoir subzone holds 8 projects totalling about 3,689 units, and nothing has completed here since Archipelago and Waterfront Isle in 2015. This row is built out. Newer stock in the wider Bedok planning area sits by other stations entirely, at Bagnall Haus and Grandeur Park Residences, both priced well above this row.
Demand: Bedok town holds about 35,500 four-room and larger HDB flats already past their Minimum Occupation Period, one of the largest ready upgrader pools in Singapore. The math works: over the last 12 months the median Bedok 4-room resale sold for $600,000 and the median 5-room for $780,000, so a paid-up flat covers close to half the quantum of a 2-bedder here.
Rental: tenancy is proven at this vintage, with 113 leases signed since January 2025 across the 2- and 3-bedroom stock. 3-bedders let at a median $4,500 a month, 2-bedders at $3,600. Gross yields run about 3.0 to 3.3%, steady rather than spectacular.
The honest take: at 26 years old, original units need genuine renovation budgets, and 69 years of lease is the shortest clock on the reservoir row, worth a hard look against your exit year. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is planned for the corridor.
HDB upgraders from Bedok chasing the lowest entry price on the reservoir row, families balloting for Red Swastika or Fengshan, and buyers who want 2 MRT stations within reach without paying reservoir-row premiums. Right-sizers who want space over polish will find the proportions generous.
Buyers chasing a compact quantum or a newer building should look to Sceneca Residence or, further out, Bagnall Haus. For everyone else, this is the most affordable way onto Bedok Reservoir, and the lease math is the one number to run before you commit.
Thinking about Aquarius by the Park?
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Aquarius by the Park has 9 blocks of 18 storeys.
Aquarius by the Park rises 18 storeys across 9 blocks.
Aquarius by the Park has 720 residential units.
Aquarius by the Park offers 2 Bedroom (893 to 1,098 sqft), 3 Bedroom (1,206 to 2,185 sqft).
The floor plans we hold for Aquarius by the Park are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Aquarius by the Park sits on a site of about 40,608 sqm (roughly 437,100 sqft).
Aquarius by the Park is 99-year leasehold (lease from Jun 1996).
No, Aquarius by the Park is a 99-year leasehold development (lease from Jun 1996).
Aquarius by the Park is developed by GuocoLand & Hong Leong Holdings.
Aquarius by the Park is at 1 Bedok Reservoir View, Singapore 478926 – about 400m from Bedok Reservoir MRT (DT30).
Aquarius by the Park is in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive), in the Outside Central Region (OCR).
The nearest MRT is Bedok Reservoir (DT30), about 400m away. Tampines West (DT31) is also within 1km.
Schools within 1km of Aquarius by the Park: Fengshan Primary School, Red Swastika School, St. Anthony’s Canossian Primary School, Yu Neng Primary School.
Primary schools within 2km of Aquarius by the Park: Fengshan Primary School, Red Swastika School, St. Anthony’s Canossian Primary School, Yu Neng Primary School, Bedok Green Primary School, Changkat Primary School, Damai Primary School and Junyuan Primary School. Of these, Fengshan Primary School, Red Swastika School, St. Anthony’s Canossian Primary School and Yu Neng Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Bedok Green Secondary School, St Anthony’s Canossian Secondary School, Damai Secondary School and Anglican High School.
Shopping malls within about 2km of Aquarius by the Park include Pinery Mall, Djitsun Mall Bedok, Bedok Mall, Century Square, Tampines Mall and East Point.
Based on transactions in the last 12 months, PSF ranges from about $1,093 to $1,424.
Based on recent transactions, 2 Bedroom units start from about $1.04M, 3 Bedrooms from about $1.45M.
Aquarius by the Park has seen average rental yields of about 3.4% based on recent transactions, and the nearest MRT, Bedok Reservoir (DT30), is about 400m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Aquarius by the Park is a good fit for school-focused families – Fengshan Primary School, Red Swastika School, St. Anthony’s Canossian Primary School, Yu Neng Primary School are within 1km.
Aquarius by the Park is a 99-year leasehold condominium in District 16 developed by GuocoLand & Hong Leong Holdings, HONG LEONG, comprising 720 units across 9 blocks. It obtained TOP in 2000.
Aquarius by the Park obtained TOP in 2000.
Aquarius by the Park is fully completed – TOP was obtained in 2000. Units are now available on the resale market.
Yes. Foreigners can buy Aquarius by the Park because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Aquarius by the Park is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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