The Waterline
POH HUAT ROAD WEST · D19
Median PSF · 12m
S$1,480
Median price · 12m
S$1.72M
Latest sale
S$1.40M
Jul 2026
1-year change
+2.5%
Sales · 12m
7
26 all time
Gross yield
4.41%
18 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
- +23.2%
- Annualised
- +6.1%
- Transactions
- 26
- 1 year
- +2.5%
- 3 years p.a.
- +7.1%
- 5 years p.a.
- +2.8%
- Median size
- 1,168 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Waterline | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,480 | S$1,670 | -11.4% |
| Median price | S$1.72M | S$1.78M | -3.7% |
| Gross rental yield | 4.41% | 3.01% | +1.4 pts |
| 1-year price change | +2.5% | -4.0% | +6.5 pts |
This development trades about 11% below the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,700
Contracts · 12m
18
Implied annual rent
S$44K
Gross yield
4.41%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 8 | S$4,100 |
| 1 bedroom | 6 | S$2,700 |
| 4 bedroom | 2 | S$7,150 |
| 2 bedroom | 2 | S$3,650 |
Investment analysis
Investment score 70 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
70/100
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.
- Rental yieldweight 20%89
Gross yield against every other development in its segment.
- Liquidityweight 15%89
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%83
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%63
Distance to the nearest rail station, plus schools within 1 km. Nearest is Serangoon North MRT at 530 m.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%45
How its median price per square foot compares with its own district.
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
- Serangoon North MRT530 m
- Kovan MRT1.2 km
- Hougang Interchange MRT1.5 km
- Tavistock MRT1.6 km
Schools within 2 km
- Bowen Secondary Schoolsecondary (s1-s5)310 m
- Rosyth Schoolprimary660 m
- Xinmin Primary Schoolprimary740 m
- Xinmin Secondary Schoolsecondary (s1-s5)820 m
- Serangoon Garden Secondary Schoolsecondary (s1-s5)950 m
- Anderson Serangoon Junior Collegejunior college1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units860 m
- Luxus HillsSingapore United Estates Pte Ltd161 units1.5 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.5 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.5 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$1,400,000 | 883 sqft | S$1,586 | 01-05 | — |
| Jun 2026 | Condominium | S$1,287,000 | 1,152 sqft | S$1,117 | 01-05 | — |
| Apr 2026 | Condominium | S$2,050,000 | 1,335 sqft | S$1,536 | 01-05 | — |
| Apr 2026 | Condominium | S$1,738,888 | 1,173 sqft | S$1,482 | 01-05 | — |
| Dec 2025 | Condominium | S$1,708,000 | 1,173 sqft | S$1,456 | 01-05 | — |
| Oct 2025 | Condominium | S$1,718,888 | 1,163 sqft | S$1,479 | 01-05 | — |
| Oct 2025 | Condominium | S$1,715,000 | 1,173 sqft | S$1,462 | 01-05 | — |
| Jun 2025 | Condominium | S$1,400,000 | 883 sqft | S$1,586 | 01-05 | — |
| May 2025 | Condominium | S$1,275,000 | 883 sqft | S$1,445 | 01-05 | — |
| Oct 2024 | Condominium | S$720,000 | 517 sqft | S$1,394 | 01-05 | — |
| Aug 2024 | Condominium | S$2,430,000 | 1,636 sqft | S$1,485 | 01-05 | — |
| Aug 2024 | Condominium | S$863,000 | 786 sqft | S$1,098 | 01-05 | — |
| Jul 2024 | Condominium | S$1,465,000 | 1,012 sqft | S$1,448 | 01-05 | — |
| Jan 2024 | Condominium | S$2,130,000 | 1,496 sqft | S$1,424 | 01-05 | — |
| Apr 2023 | Condominium | S$2,320,000 | 1,991 sqft | S$1,165 | 01-05 | — |
| Mar 2023 | Condominium | S$1,100,000 | 883 sqft | S$1,246 | 01-05 | — |
| Aug 2022 | Condominium | S$1,580,000 | 1,238 sqft | S$1,276 | 01-05 | — |
| Jun 2022 | Condominium | S$1,570,000 | 1,238 sqft | S$1,268 | 01-05 | — |
| Feb 2022 | Condominium | S$2,500,000 | 2,390 sqft | S$1,046 | 01-05 | — |
| Dec 2021 | Condominium | S$2,328,000 | 2,056 sqft | S$1,132 | 01-05 | — |
| Nov 2021 | Condominium | S$1,000,000 | 883 sqft | S$1,133 | 01-05 | — |
| Oct 2021 | Condominium | S$1,978,000 | 1,970 sqft | S$1,004 | 01-05 | — |
| Oct 2021 | Condominium | S$1,030,000 | 883 sqft | S$1,167 | 01-05 | — |
| Oct 2021 | Condominium | S$640,000 | 517 sqft | S$1,239 | 01-05 | — |
| Sep 2021 | Condominium | S$1,380,000 | 1,173 sqft | S$1,176 | 01-05 | — |
| Sep 2021 | Condominium | S$722,888 | 517 sqft | S$1,399 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Nouvelle Park
S$1,429
+15.4%3 sales2.9% yield
Terrasse
S$1,530
-4.0%16 sales3.8% yield
Parry Park
S$2,529
+10.8%5 sales2.1% yield
Princeton Vale
S$1,609
+16.9%1 sales
Park Villas
S$1,716
+7.9%5 sales2.3% yield
Parry Green
S$1,486
-13.7%3 sales3.2% yield
Landed Housing Development
S$1,597
—6 sales1.6% yield
Poh Huat Gardens
S$1,540
-8.0%1 sales1.6% 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.