The Water Edge
LORONG 38 GEYLANG · D14
Median PSF · 12m
S$1,591
Median price · 12m
S$773K
Latest sale
S$765K
Aug 2026
1-year change
-6.9%
Sales · 12m
4
21 all time
Gross yield
4.42%
34 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +2.6%
- Annualised
- +0.7%
- Transactions
- 21
- 1 year
- -6.9%
- 3 years p.a.
- -0.4%
- 5 years p.a.
- +1.1%
- Median size
- 436 sqft
Against the neighbourhood
How it compares within D14
Geylang, Eunos, Paya Lebar. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Water Edge | D14 median | Difference |
|---|---|---|---|
| Median PSF | S$1,591 | S$1,795 | -11.3% |
| Median price | S$773K | S$1.63M | -52.5% |
| Gross rental yield | 4.42% | 3.36% | +1.1 pts |
| 1-year price change | -6.9% | -2.3% | -4.6 pts |
This development trades about 11% below the D14 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$2,800
Contracts · 12m
34
Implied annual rent
S$34K
Gross yield
4.42%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 34 | S$2,800 |
Investment analysis
Investment score 62 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
62/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%100
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%89
Gross yield against every other development in its segment.
- Liquidityweight 15%82
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Paya Lebar Interchange MRT at 550 m.
- Valuationweight 22%45
How its median price per square foot compares with its own district.
- Price momentumweight 18%19
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Paya Lebar Interchange MRT550 m
- Paya Lebar MRT570 m
- Cc9 MRT600 m
- Dakota MRT610 m
Schools within 2 km
- Kong Hwa Schoolprimary330 m
- Geylang Methodist School (Primary)primary700 m
- Broadrick Secondary Schoolsecondary (s1-s5)790 m
- Geylang Methodist School (Secondary)secondary (s1-s5)810 m
- Tanjong Katong Girls' Schoolsecondary (s1-s4)1.0 km
- Chung Cheng High School (Main)secondary (s1-s4)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE CONTINUUMHoi Hup Sunway Katong Pte Ltd816 units790 m
- The ContinuumHoi Hup Sunway Katong Pte Ltd816 units800 m
- ARDOR RESIDENCENS Property (Haig) Pte Ltd35 units1.4 km
- ARINA EAST RESIDENCESZACD LV Development Pte Ltd107 units1.7 km
- KOON SENG HOUSEMequity K Pte Ltd17 units1.7 km
- AMBER HOUSEUrban Park Pte Ltd105 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Apartment | S$765,000 | 495 sqft | S$1,545 | 01-05 | — |
| Jun 2026 | Apartment | S$780,000 | 441 sqft | S$1,767 | 06-10 | — |
| Dec 2025 | Apartment | S$758,000 | 463 sqft | S$1,638 | 01-05 | — |
| Oct 2025 | Apartment | S$820,000 | 538 sqft | S$1,524 | 01-05 | — |
| May 2025 | Apartment | S$750,000 | 431 sqft | S$1,742 | 01-05 | — |
| Mar 2025 | Apartment | S$650,000 | 388 sqft | S$1,677 | 01-05 | — |
| Jan 2025 | Apartment | S$700,000 | 388 sqft | S$1,806 | 01-05 | — |
| Dec 2024 | Apartment | S$745,000 | 484 sqft | S$1,538 | 06-10 | — |
| Oct 2023 | Apartment | S$700,000 | 441 sqft | S$1,586 | 01-05 | — |
| Oct 2023 | Apartment | S$655,000 | 366 sqft | S$1,790 | 01-05 | — |
| Apr 2023 | Apartment | S$683,000 | 441 sqft | S$1,548 | 01-05 | — |
| Jan 2023 | Apartment | S$650,000 | 388 sqft | S$1,677 | 01-05 | — |
| Aug 2022 | Apartment | S$643,000 | 388 sqft | S$1,659 | 01-05 | — |
| May 2022 | Apartment | S$778,000 | 538 sqft | S$1,446 | 01-05 | — |
| May 2022 | Apartment | S$585,000 | 366 sqft | S$1,598 | 01-05 | — |
| Feb 2022 | Apartment | S$652,000 | 431 sqft | S$1,514 | 01-05 | — |
| Jan 2022 | Apartment | S$768,000 | 538 sqft | S$1,427 | 01-05 | — |
| Nov 2021 | Apartment | S$680,000 | 463 sqft | S$1,469 | 01-05 | — |
| Nov 2021 | Apartment | S$650,000 | 431 sqft | S$1,510 | 01-05 | — |
| Nov 2021 | Apartment | S$588,000 | 398 sqft | S$1,476 | 01-05 | — |
| Sep 2021 | Apartment | S$600,000 | 398 sqft | S$1,507 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,986
—2 sales1.6% yield
The Waterina
S$1,997
+5.9%8 sales3.3% yield
The Sunny Spring
S$1,634
-1.8%5 sales2.9% yield
Geylang Heritage
S$1,239
—2 sales3.8% yield
Primedge
S$1,546
+4.6%3 sales4.1% yield
Aston Mansions
S$1,304
+6.5%2 sales4.5% yield
Rezi 35
S$1,626
-4.2%1 sales4.3% yield
Regal 35
S$1,062
-15.4%2 sales4.6% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.