Bagnall Haus Upper East Coast Singapore 2026: Full Review & Prices

Reading Time: 2 minutes

Bagnall Haus: Freehold Boutique on Singapore’s East Coast

Bagnall Haus at 811 Upper East Coast Road is a 113-unit freehold boutique development by Roxy-Pacific Holdings — one of Singapore’s most experienced boutique freehold developers. Key attributes:

• Freehold tenure: Permanent ownership, no lease decay — rare in the East Coast belt
• 113 units: Boutique scale across 5 storeys, maintaining low-density living feel
• Unit mix: 1BR, 2BR, 3BR, and 4BR configurations
• Sungei Bedok MRT (TEL): 500m walk, connecting to Bedok North (future EWL interchange), Gardens by the Bay, Marina Bay, and Woodlands
• East Coast Park: 800m walk, direct access to 15km beachfront park connector

Bagnall Haus Price Guide 2026

Indicative pricing based on developer launch and recent transactions:

• 1-bedroom (431–517 sqft): from $950K indicative ($2,000–$2,200 psf)
• 2-bedroom (700–807 sqft): from $1.50M indicative ($2,050–$2,200 psf)
• 3-bedroom (1,066–1,184 sqft): from $2.20M indicative ($2,050–$2,200 psf)
• 4-bedroom (1,421–1,593 sqft): from $2.95M indicative ($2,000–$2,150 psf)

All prices indicative. ABSD, BSD and legal fees apply separately.

The Freehold Premium: Why It Matters at Upper East Coast

Most Upper East Coast condos are 99-year leasehold. Bagnall Haus’s freehold status delivers three advantages:

1. No lease decay anxiety: A freehold condo at year 60 retains full land value; a 99-year leasehold at year 60 begins experiencing accelerating price discount
2. En bloc optionality: Freehold sites command higher developer premiums in collective sales — owners receive more per unit
3. Generational transfer: Freehold can be passed to children without time pressure; 99-year leasehold creates a 2-generation ceiling

For an East Coast address, freehold typically commands a 15–25% premium over equivalent leasehold. Bagnall Haus at $2,000–$2,200 psf for freehold represents reasonable value compared to nearby leasehold projects at $1,900–$2,100 psf.

Sungei Bedok MRT: The TEL Transformation Catalyst

Sungei Bedok MRT (TEL) opened as part of Thomson-East Coast Line Phase 4, connecting Upper East Coast directly to:

• Gardens by the Bay (15 min)
• Marina Bay (18 min)
• Stevens (25 min, CCL interchange)
• Woodlands (40 min)

The future TEL-EWL Bedok North interchange (planned) will further elevate the corridor, giving Upper East Coast residents dual-line access.

Who Should Buy Bagnall Haus

• Freehold believers: Buyers who specifically want freehold tenure for generational wealth purposes
• East Coast lifestyle buyers: ECP beachfront, cycling, F&B culture at the doorstep
• Expat rental investors: TEL connectivity makes Upper East Coast viable for expats working at Marina Bay or Changi
• Boutique condo preference: 113 units means manageable MCST, lower maintenance fees, community feel

Related Guides

• Marine Parade Katong TEL Transformation Guide
• Pasir Ris New Condo 2026 Guide
• Condo vs Landed Property Comparison
• Singapore En Bloc Guide 2026