Waterview
TAMPINES AVENUE 1 · D18
Median PSF · 12m
S$1,502
Median price · 12m
S$1.82M
Latest sale
S$1.82M
Aug 2026
1-year change
+1.0%
Sales · 12m
15
164 all time
Gross yield
3.58%
80 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
- +48.6%
- Annualised
- +7.8%
- Transactions
- 164
- 1 year
- +1.0%
- 3 years p.a.
- +5.3%
- 5 years p.a.
- +7.3%
- Median size
- 1,130 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 | Waterview | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,502 | S$1,727 | -13.1% |
| Median price | S$1.82M | S$1.76M | +3.5% |
| Gross rental yield | 3.58% | 3.12% | +0.5 pts |
| 1-year price change | +1.0% | -2.5% | +3.5 pts |
This development trades about 13% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,925
Contracts · 12m
80
Implied annual rent
S$47K
Gross yield
3.58%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 46 | S$3,700 |
| 3 bedroom | 30 | S$4,550 |
| 4 bedroom | 4 | S$4,750 |
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.
- Liquidityweight 15%94
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%73
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%66
Gross yield against every other development in its segment.
- Locationweight 15%63
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines West MRT at 520 m.
- Valuationweight 22%48
How its median price per square foot compares with its own district.
- 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
- Tampines West MRT520 m
- Bedok Reservoir MRT1.1 km
- Tampines MRT1.4 km
Schools within 2 km
- St. Hilda'S Primary Schoolprimary480 m
- Springfield Secondary Schoolsecondary (s1-s5)540 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)550 m
- Junyuan Primary Schoolprimary610 m
- Junyuan Secondary Schoolsecondary (s1-s5)810 m
- Tampines Primary Schoolprimary1.2 km
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 | Condominium | S$1,820,000 | 1,184 sqft | S$1,537 | 01-05 | 82 yr 5 mo |
| Jul 2026 | Condominium | S$1,820,000 | 1,141 sqft | S$1,595 | 01-05 | 82 yr 6 mo |
| Jun 2026 | Condominium | S$2,010,000 | 1,184 sqft | S$1,698 | 06-10 | 82 yr 7 mo |
| Jun 2026 | Condominium | S$1,175,000 | 786 sqft | S$1,495 | 06-10 | 82 yr 7 mo |
| May 2026 | Condominium | S$2,108,000 | 1,324 sqft | S$1,592 | 06-10 | 82 yr 8 mo |
| May 2026 | Condominium | S$1,928,000 | 1,184 sqft | S$1,628 | 11-15 | 82 yr 8 mo |
| May 2026 | Condominium | S$1,370,000 | 926 sqft | S$1,480 | 01-05 | 82 yr 8 mo |
| Apr 2026 | Condominium | S$1,820,000 | 1,421 sqft | S$1,281 | 01-05 | 82 yr 9 mo |
| Mar 2026 | Condominium | S$1,180,000 | 786 sqft | S$1,502 | 11-15 | 82 yr 10 mo |
| Feb 2026 | Condominium | S$1,850,000 | 1,184 sqft | S$1,562 | 01-05 | 82 yr 11 mo |
| Feb 2026 | Condominium | S$1,355,000 | 926 sqft | S$1,464 | 06-10 | 82 yr 11 mo |
| Dec 2025 | Condominium | S$1,870,000 | 1,195 sqft | S$1,565 | 01-05 | 83 yr 1 mo |
| Oct 2025 | Condominium | S$1,770,000 | 1,184 sqft | S$1,495 | 06-10 | 83 yr 3 mo |
| Oct 2025 | Condominium | S$1,610,000 | 1,195 sqft | S$1,348 | 01-05 | 83 yr 3 mo |
| Oct 2025 | Condominium | S$1,150,000 | 980 sqft | S$1,174 | 01-05 | 83 yr 3 mo |
| Sep 2025 | Condominium | S$1,780,000 | 1,109 sqft | S$1,606 | 01-05 | 83 yr 4 mo |
| Sep 2025 | Condominium | S$1,430,000 | 926 sqft | S$1,545 | 06-10 | 83 yr 4 mo |
| Sep 2025 | Condominium | S$1,390,000 | 936 sqft | S$1,484 | 06-10 | 83 yr 4 mo |
| Sep 2025 | Condominium | S$1,300,000 | 926 sqft | S$1,404 | 01-05 | 83 yr 4 mo |
| Aug 2025 | Condominium | S$1,870,000 | 1,130 sqft | S$1,655 | 06-10 | 83 yr 5 mo |
| Aug 2025 | Condominium | S$1,438,888 | 926 sqft | S$1,554 | 11-15 | 83 yr 5 mo |
| Aug 2025 | Condominium | S$1,265,000 | 926 sqft | S$1,367 | 06-10 | 83 yr 5 mo |
| Aug 2025 | Condominium | S$1,228,000 | 786 sqft | S$1,563 | 11-15 | 83 yr 5 mo |
| Aug 2025 | Condominium | S$1,210,000 | 786 sqft | S$1,540 | 11-15 | 83 yr 5 mo |
| Jul 2025 | Condominium | S$1,310,000 | 926 sqft | S$1,415 | 06-10 | 83 yr 6 mo |
| Jul 2025 | Condominium | S$1,310,000 | 980 sqft | S$1,337 | 01-05 | 83 yr 6 mo |
| Jul 2025 | Condominium | S$1,230,000 | 786 sqft | S$1,565 | 06-10 | 83 yr 6 mo |
| Jul 2025 | Condominium | S$1,170,000 | 786 sqft | S$1,489 | 06-10 | 83 yr 6 mo |
| Apr 2025 | Condominium | S$1,800,000 | 1,130 sqft | S$1,593 | 11-15 | 83 yr 9 mo |
| Apr 2025 | Condominium | S$1,600,000 | 1,130 sqft | S$1,416 | 01-05 | 83 yr 9 mo |
| Apr 2025 | Condominium | S$1,388,000 | 926 sqft | S$1,499 | 01-05 | 83 yr 9 mo |
| Apr 2025 | Condominium | S$1,228,000 | 786 sqft | S$1,563 | 11-15 | 83 yr 9 mo |
| Mar 2025 | Condominium | S$1,900,000 | 1,184 sqft | S$1,605 | 06-10 | 83 yr 10 mo |
| Mar 2025 | Condominium | S$1,750,000 | 1,130 sqft | S$1,548 | 01-05 | 83 yr 10 mo |
| Mar 2025 | Condominium | S$1,700,000 | 1,130 sqft | S$1,504 | 01-05 | 83 yr 10 mo |
| Mar 2025 | Condominium | S$1,260,000 | 936 sqft | S$1,345 | 01-05 | 83 yr 10 mo |
| Feb 2025 | Condominium | S$1,581,000 | 1,130 sqft | S$1,399 | 01-05 | 83 yr 11 mo |
| Feb 2025 | Condominium | S$1,370,000 | 926 sqft | S$1,480 | 06-10 | 83 yr 11 mo |
| Feb 2025 | Condominium | S$1,260,000 | 926 sqft | S$1,361 | 01-05 | 83 yr 11 mo |
| Jan 2025 | Condominium | S$1,780,000 | 1,184 sqft | S$1,503 | 01-05 | 84 yrs |
Showing the 40 most recent of 164 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Tropica
S$1,321
+2.9%10 sales3.8% yield
Arc At Tampines
S$1,405
+0.1%26 sales3.6% yield
Rivelle Tampines
S$1,934
—558 sales
The Santorini
S$1,503
+3.6%31 sales4.0% yield
The Tapestry
S$1,743
+2.2%45 sales3.9% yield
Q Bay Residences
S$1,548
+3.8%25 sales3.6% yield
The Alps Residences
S$1,512
-0.5%41 sales4.0% yield
Aquarius By The Park
S$1,345
+1.7%21 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.