Waterbay
EDGEFIELD PLAINS · D19
Median PSF · 12m
S$1,505
Median price · 12m
S$1.68M
Latest sale
S$1.11M
Aug 2026
1-year change
+2.6%
Sales · 12m
22
135 all time
Gross yield
3.13%
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
- +41.7%
- Annualised
- +6.9%
- Transactions
- 135
- 1 year
- +2.6%
- 3 years p.a.
- +6.5%
- 5 years p.a.
- +7.3%
- Median size
- 1,141 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 | Waterbay | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,505 | S$1,626 | -7.5% |
| Median price | S$1.68M | S$1.58M | +6.5% |
| Gross rental yield | 3.13% | 3.42% | -0.3 pts |
| 1-year price change | +2.6% | +4.9% | -2.2 pts |
This development trades about 7% below the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,325
Contracts · 12m
18
Implied annual rent
S$52K
Gross yield
3.13%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 11 | S$4,300 |
| 4 bedroom | 5 | S$4,900 |
| 2 bedroom | 2 | S$3,400 |
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.
- Liquidityweight 15%96
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%86
Distance to the nearest rail station, plus schools within 1 km. Nearest is Oasis LRT at 340 m.
- Price momentumweight 18%80
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%60
How its median price per square foot compares with its own district.
- Rental yieldweight 20%50
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
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
- Oasis LRT340 m
- Damai LRT390 m
- Cove LRT500 m
- Meridian LRT550 m
Schools within 2 km
- Punggol Secondary Schoolsecondary (s1-s5)60 m
- Edgefield Primary Schoolprimary280 m
- Oasis Primary Schoolprimary350 m
- Horizon Primary Schoolprimary490 m
- Greendale Secondary Schoolsecondary (s1-s5)590 m
- Punggol View Primary Schoolprimary620 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Executive Condominium | S$1,600,000 | 1,098 sqft | S$1,457 | 01-05 | 84 yr 5 mo |
| Aug 2026 | Executive Condominium | S$1,108,800 | 753 sqft | S$1,472 | 01-05 | 84 yr 5 mo |
| Jul 2026 | Executive Condominium | S$1,750,000 | 1,098 sqft | S$1,594 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,685,000 | 1,098 sqft | S$1,535 | 06-10 | 84 yr 6 mo |
| Jun 2026 | Executive Condominium | S$1,685,000 | 1,098 sqft | S$1,535 | 11-15 | 84 yr 7 mo |
| May 2026 | Executive Condominium | S$2,070,000 | 1,259 sqft | S$1,644 | 11-15 | 84 yr 8 mo |
| May 2026 | Executive Condominium | S$1,678,888 | 1,098 sqft | S$1,529 | 16-20 | 84 yr 8 mo |
| May 2026 | Executive Condominium | S$1,105,000 | 753 sqft | S$1,467 | 01-05 | 84 yr 8 mo |
| Apr 2026 | Executive Condominium | S$2,200,000 | 1,410 sqft | S$1,560 | 06-10 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$2,158,000 | 1,496 sqft | S$1,442 | 01-05 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$2,060,000 | 1,259 sqft | S$1,636 | 06-10 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,955,000 | 1,259 sqft | S$1,552 | 01-05 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,655,000 | 1,098 sqft | S$1,507 | 06-10 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,650,000 | 1,098 sqft | S$1,503 | 11-15 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,620,000 | 1,076 sqft | S$1,505 | 11-15 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,620,000 | 1,098 sqft | S$1,476 | 11-15 | 84 yr 9 mo |
| Mar 2026 | Executive Condominium | S$1,620,000 | 1,098 sqft | S$1,476 | 06-10 | 84 yr 10 mo |
| Jan 2026 | Executive Condominium | S$1,740,000 | 1,389 sqft | S$1,253 | 01-05 | 85 yrs |
| Dec 2025 | Executive Condominium | S$1,658,000 | 1,141 sqft | S$1,453 | 11-15 | 85 yr 1 mo |
| Oct 2025 | Executive Condominium | S$2,398,888 | 2,056 sqft | S$1,167 | 16-20 | 85 yr 3 mo |
| Oct 2025 | Executive Condominium | S$2,168,000 | 1,959 sqft | S$1,107 | 16-20 | 85 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,608,888 | 1,098 sqft | S$1,465 | 11-15 | 85 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,845,000 | 1,141 sqft | S$1,617 | 01-05 | 85 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,720,000 | 1,076 sqft | S$1,598 | 06-10 | 85 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,688,000 | 1,098 sqft | S$1,537 | 01-05 | 85 yr 4 mo |
| Aug 2025 | Executive Condominium | S$2,008,000 | 1,345 sqft | S$1,492 | 06-10 | 85 yr 5 mo |
| Jun 2025 | Executive Condominium | S$1,935,000 | 1,345 sqft | S$1,438 | 06-10 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,560,000 | 1,098 sqft | S$1,421 | 06-10 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,290,000 | 926 sqft | S$1,394 | 16-20 | 85 yr 7 mo |
| May 2025 | Executive Condominium | S$1,930,000 | 1,345 sqft | S$1,434 | 11-15 | 85 yr 8 mo |
| May 2025 | Executive Condominium | S$1,570,000 | 1,098 sqft | S$1,430 | 01-05 | 85 yr 8 mo |
| Apr 2025 | Executive Condominium | S$1,830,000 | 1,141 sqft | S$1,604 | 11-15 | 85 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,588,888 | 1,076 sqft | S$1,476 | 11-15 | 85 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,558,000 | 1,098 sqft | S$1,419 | 01-05 | 85 yr 9 mo |
| Mar 2025 | Executive Condominium | S$1,618,888 | 1,399 sqft | S$1,157 | 01-05 | 85 yr 10 mo |
| Mar 2025 | Executive Condominium | S$1,610,000 | 1,098 sqft | S$1,466 | 11-15 | 85 yr 10 mo |
| Jan 2025 | Executive Condominium | S$1,896,888 | 1,345 sqft | S$1,410 | 06-10 | 86 yrs |
| Jan 2025 | Executive Condominium | S$1,860,000 | 1,259 sqft | S$1,477 | 01-05 | 86 yrs |
| Jan 2025 | Executive Condominium | S$1,790,000 | 1,141 sqft | S$1,569 | 06-10 | 86 yrs |
| Dec 2024 | Executive Condominium | S$1,688,888 | 1,432 sqft | S$1,180 | 01-05 | 86 yr 1 mo |
Showing the 40 most recent of 135 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Parc Centros
S$1,740
+4.9%26 sales3.2% yield
Watertown
S$1,644
-3.4%37 sales4.3% yield
Riverparc Residence
S$1,451
+0.1%22 sales3.3% yield
Prive
S$1,585
+2.4%25 sales3.2% yield
The Terrace
S$1,551
+5.7%37 sales3.0% yield
The Amore
S$1,489
+4.8%24 sales3.1% yield
River Isles
S$1,554
+5.9%22 sales3.2% yield
Landed Housing Development
S$1,777
—2 sales2.4% 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.