Watercolours
PASIR RIS LINK · D18
Median PSF · 12m
S$1,227
Median price · 12m
S$1.20M
Latest sale
S$1.20M
Aug 2026
1-year change
-2.1%
Sales · 12m
26
145 all time
Gross yield
3.76%
24 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
- +48.4%
- Annualised
- +7.8%
- Transactions
- 145
- 1 year
- -2.1%
- 3 years p.a.
- +3.9%
- 5 years p.a.
- +7.3%
- Median size
- 969 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for private homes in this district.
| Measure | Watercolours | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,227 | S$1,727 | -29.0% |
| Median price | S$1.20M | S$1.76M | -31.8% |
| Gross rental yield | 3.76% | 3.12% | +0.6 pts |
| 1-year price change | -2.1% | -2.5% | +0.4 pts |
This development trades about 29% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,550
Contracts · 12m
24
Implied annual rent
S$43K
Gross yield
3.76%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 16 | S$3,750 |
| 2 bedroom | 8 | S$3,200 |
Investment analysis
Investment score 61 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
61/100
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%97
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%77
How its median price per square foot compares with its own district.
- Rental yieldweight 20%71
Gross yield against every other development in its segment.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris East MRT at 1.1 km.
- Supply riskweight 10%12
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
- Pasir Ris East MRT1.1 km
- Pasir Ris Interchange MRT1.3 km
- Pasir Ris MRT1.3 km
- Loyang MRT1.4 km
Schools within 2 km
- Pasir Ris Crest Secondary Schoolsecondary (s1-s5)470 m
- Pasir Ris Primary Schoolprimary580 m
- Casuarina Primary Schoolprimary640 m
- Hai Sing Catholic Schoolsecondary (s1-s5)720 m
- Loyang View Secondary Schoolsecondary (s1-s5)1.2 km
- White Sands Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE SHOREFRONT165@Loyang Pte Ltd23 units230 m
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 | Executive Condominium | S$1,200,000 | 936 sqft | S$1,281 | 01-05 | 84 yr 5 mo |
| Jul 2026 | Executive Condominium | S$1,872,000 | 1,625 sqft | S$1,152 | 11-15 | 84 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,600,000 | 1,238 sqft | S$1,293 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,510,000 | 1,141 sqft | S$1,323 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,500,000 | 1,485 sqft | S$1,010 | 01-05 | 84 yr 6 mo |
| Jun 2026 | Executive Condominium | S$1,200,000 | 936 sqft | S$1,281 | 01-05 | 84 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,150,000 | 958 sqft | S$1,200 | 06-10 | 84 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,138,000 | 915 sqft | S$1,244 | 01-05 | 84 yr 7 mo |
| May 2026 | Executive Condominium | S$1,300,000 | 1,206 sqft | S$1,078 | 01-05 | 84 yr 8 mo |
| May 2026 | Executive Condominium | S$1,152,888 | 915 sqft | S$1,260 | 01-05 | 84 yr 8 mo |
| May 2026 | Executive Condominium | S$750,000 | 969 sqft | S$774 | 06-10 | 84 yr 8 mo |
| Apr 2026 | Executive Condominium | S$2,325,000 | 2,282 sqft | S$1,019 | 11-15 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,200,000 | 958 sqft | S$1,253 | 01-05 | 84 yr 9 mo |
| Mar 2026 | Executive Condominium | S$1,175,000 | 958 sqft | S$1,227 | 06-10 | 84 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,938,000 | 1,873 sqft | S$1,035 | 11-15 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,138,000 | 958 sqft | S$1,188 | 11-15 | 84 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,120,000 | 915 sqft | S$1,224 | 01-05 | 84 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,505,000 | 1,238 sqft | S$1,216 | 01-05 | 85 yrs |
| Jan 2026 | Executive Condominium | S$1,250,000 | 969 sqft | S$1,290 | 06-10 | 85 yrs |
| Jan 2026 | Executive Condominium | S$1,030,000 | 861 sqft | S$1,196 | 01-05 | 85 yrs |
| Dec 2025 | Executive Condominium | S$1,585,000 | 1,238 sqft | S$1,280 | 01-05 | 85 yr 1 mo |
| Nov 2025 | Executive Condominium | S$1,110,000 | 915 sqft | S$1,213 | 01-05 | 85 yr 2 mo |
| Nov 2025 | Executive Condominium | S$980,000 | 786 sqft | S$1,247 | 06-10 | 85 yr 2 mo |
| Oct 2025 | Executive Condominium | S$1,840,000 | 1,733 sqft | S$1,062 | 11-15 | 85 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,450,000 | 1,098 sqft | S$1,321 | 01-05 | 85 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,168,000 | 915 sqft | S$1,277 | 01-05 | 85 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,168,000 | 990 sqft | S$1,179 | 01-05 | 85 yr 4 mo |
| Aug 2025 | Executive Condominium | S$1,628,000 | 1,238 sqft | S$1,315 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,530,000 | 1,238 sqft | S$1,236 | 01-05 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,298,000 | 947 sqft | S$1,370 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,220,000 | 969 sqft | S$1,259 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,213,000 | 958 sqft | S$1,266 | 06-10 | 85 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,568,888 | 1,485 sqft | S$1,056 | 01-05 | 85 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,440,000 | 1,141 sqft | S$1,262 | 06-10 | 85 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,408,000 | 1,098 sqft | S$1,282 | 01-05 | 85 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,280,000 | 1,001 sqft | S$1,279 | 11-15 | 85 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,180,000 | 958 sqft | S$1,232 | 01-05 | 85 yr 6 mo |
| Jun 2025 | Executive Condominium | S$1,150,000 | 915 sqft | S$1,257 | 01-05 | 85 yr 7 mo |
| May 2025 | Executive Condominium | S$1,600,000 | 1,238 sqft | S$1,293 | 06-10 | 85 yr 8 mo |
| May 2025 | Executive Condominium | S$1,200,000 | 958 sqft | S$1,253 | 06-10 | 85 yr 8 mo |
Showing the 40 most recent of 145 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Sea Esta
S$1,358
+2.3%17 sales3.7% yield
Seastrand
S$1,280
-0.0%18 sales4.9% yield
Ripple Bay
S$1,431
+3.5%37 sales3.7% yield
Sea Horizon
S$1,304
+3.7%32 sales3.5% yield
Watercrest
S$1,056
-6.4%5 sales4.1% yield
Coastal Breeze Residences
S$1,182
+5.8%4 sales4.8% yield
The Esparis
S$1,133
+2.7%10 sales4.4% yield
Aston Residence
S$718
+2.7%2 sales2.6% 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.