The Waterline

26 filed transactions · District 19 · OCR

Median, per square foot

1,335 psf

Observed range

$1,004 — $1,586 psf
S$1,518k median price

Freehold · 26 filed transactions

▲ 27.3% vs 12 months ago

S$1,518k

Median price

Filed transactions

44%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,517,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month20 months with a sale

Sep '21 · S$1,051kJul '26 · S$1,400k

The transactions behind those figures20 of 26

Nothing modelled — these are the filed sales.

82 sqm · floor 01-05Condominium · Resale · 2026-07

S$1,400,000$1586 psf

107 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,287,000$1117 psf

124 sqm · floor 01-05Condominium · Resale · 2026-04

S$2,050,000$1536 psf

109 sqm · floor 01-05Condominium · Resale · 2026-04

S$1,738,888$1482 psf

109 sqm · floor 01-05Condominium · Resale · 2025-12

S$1,708,000$1456 psf

108 sqm · floor 01-05Condominium · Resale · 2025-10

S$1,718,888$1479 psf

109 sqm · floor 01-05Condominium · Resale · 2025-10

S$1,715,000$1462 psf

82 sqm · floor 01-05Condominium · Resale · 2025-06

S$1,400,000$1586 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Kovan

1.2km

Primary schools within 1km

nearest 691m

Primary schools · straight-line distance

Rosyth School691m
Xinmin Primary School914m

7 more between 1km and 2km

Zhonghua Primary School1.0km
Hougang Primary School1.3km
Yio Chu Kang Primary School1.6km
Montfort Junior School1.6km
CHIJ Our Lady of Good Counsel1.7km
Xinghua Primary School1.9km
Holy Innocents' Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Kovan1.2km
Serangoon1.8km
Hougang1.8km

Also nearby

Hawker centreChomp Chomp Food Centre1.1km
ParkRichards Ave PK924m
Other schoolsBowen Secondary School425m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The WaterlineStraight-line, not walking — what sits between two points is in no dataset here.

10projects within 300m

$1,332–$1,751the middle half, per sq ft

$1,572median of those sales

From 140 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Affinity at Serangoon	295m	2026-09	06-10	58 sqm	$1,850
Affinity at Serangoon	295m	2026-08	06-10	50 sqm	$1,683
Affinity at Serangoon	295m	2026-08	06-10	100 sqm	$2,104
Affinity at Serangoon	295m	2026-08	01-05	50 sqm	$1,579
Affinity at Serangoon	295m	2026-08	06-10	68 sqm	$1,776
Affinity at Serangoon	295m	2026-08	—	217 sqm	$1,421
Affinity at Serangoon	295m	2026-08	01-05	50 sqm	$1,644
Affinity at Serangoon	295m	2026-08	06-10	50 sqm	$1,672
Park Villas	174m	2026-07	—	150 sqm	$1,919
Terrasse	216m	2026-07	01-05	107 sqm	$1,683
Affinity at Serangoon	295m	2026-07	—	217 sqm	$1,379
Affinity at Serangoon	295m	2026-07	01-05	100 sqm	$1,914
Park Villas	174m	2026-06	—	151 sqm	$1,716
Park Villas	174m	2026-03	—	169 sqm	$1,542
Nouvelle Park	130m	2026-02	01-05	150 sqm	$1,263
Nouvelle Park	130m	2026-01	01-05	105 sqm	$1,575
Parry Green	149m	2025-12	—	203 sqm	$1,280
Nouvelle Park	130m	2025-11	01-05	143 sqm	$1,429
Park Villas	174m	2025-11	—	150 sqm	$1,708
Park Villas	174m	2025-11	—	150 sqm	$1,716
Parry Green	149m	2025-10	—	150 sqm	$1,486
Parry Green	149m	2025-09	—	151 sqm	$1,722
Nouvelle Park	130m	2025-08	01-05	139 sqm	$1,215

The 23 most recent are listed, out of 140 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

2 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-10-02	336m	264° W	12 storeys	Serangoon north c21 - proposed public housing development comprising 5 blocks of 12-storey residential flats (total 33…
2026-08-17	336m	264° W	12 storeys	Serangoon north c21 - proposed amendment to approved public housing development comprising 5 blocks of 12-storey resid…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,518,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,518,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$35,892

Cash in handS$1,099,692

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.