Bagnall Haus Singapore — Complete Guide 2026 (Price, Review, Floor Plan, Location)

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What Is Bagnall Haus?

Bagnall Haus is a freehold boutique residential development at 811 Upper East Coast Road, Singapore, developed by Roxy-Pacific Holdings, a respected Singapore developer specialising in boutique residential projects. The development comprises 113 residential units across 5 storeys, offering a low-density, private living environment in Singapore’s sought-after East Coast lifestyle enclave.

Bagnall Haus occupies a unique position in the East Coast property market — it is a genuinely small boutique freehold development in a district (D16) that has historically been dominated by 99-year leasehold mass-market condos. Its freehold tenure and limited unit count create inherent scarcity value.

Location — Upper East Coast Road, District 16

District 16 encompasses the Upper East Coast / Bedok / Tanah Merah area, known for its relaxed, established residential character, East Coast Park proximity, and excellent dining along the East Coast stretch. Key lifestyle assets near Bagnall Haus:

• East Coast Park: Singapore’s most popular recreational park — cycling, BBQ pits, water sports, dining
• Siglap Centre / East Village: Neighbourhood retail and dining within walking distance
• Bedok Mall / Bedok food centres: 5-10 minutes by car
• Changi Airport: Approximately 15-20 minutes
• CBD (Raffles Place): Approximately 20-25 minutes via ECP

MRT Connectivity — Sungei Bedok Interchange

The key connectivity catalyst for Bagnall Haus is the upcoming Sungei Bedok MRT interchange, the terminus of the Thomson-East Coast Line (TEL) extension and a Cross Island Line (CRL) station. This interchange — expected to open around 2032 — will provide Upper East Coast residents with:

• Direct TEL access to Marina Bay, Orchard, and the CBD in under 25 minutes
• CRL access to Changi, Tampines, Jurong Lake District and beyond

Properties within a 500-1,000m radius of a future MRT interchange have historically appreciated 15-25% as the completion date approaches. Bagnall Haus is approximately 1km from the planned Sungei Bedok interchange.

Unit Mix and Floor Plans

• 1-bedroom: From approximately 484 sqft
• 2-bedroom: From approximately 678 sqft
• 3-bedroom: From approximately 1,001 sqft
• 4-bedroom: From approximately 1,399 sqft

Indicative Prices — Bagnall Haus 2026

Bagnall Haus launched in early 2024 with strong sales velocity. For sub-sale and resale buyers in 2026:

• 1-bedroom: From approximately $920K–$1.1M
• 2-bedroom: From approximately $1.3M–$1.7M
• 3-bedroom: From approximately $2.0M–$2.5M
• 4-bedroom: From approximately $2.7M–$3.2M

Developer — Roxy-Pacific Holdings

Roxy-Pacific Holdings has built a strong reputation for boutique residential developments in Singapore, with a portfolio spanning multiple projects in Districts 15, 16, and 19. Their developments are known for efficient layouts, quality fittings, and good rental yield performance. Recent Roxy-Pacific projects include Sunny Palms and The Navian.

Investment Case for Bagnall Haus

• Freehold tenure in D16: Extremely rare — most D16 condos are 99-year leasehold. Freehold commands a sustained premium and better long-term capital preservation
• Boutique size (113 units): Limited resale supply keeps prices firmer; easier to sell premium units quickly
• Sungei Bedok MRT uplift: ~2032 interchange completion should catalyse appreciation in the 2028-2032 period
• East Coast Park lifestyle premium: The “East Coast lifestyle” continues to command strong buyer and tenant demand