Water Villas

5 filed transactions · District 19 · OCR

Median, per square foot

834 psf

Observed range

$744 — $893 psf
S$3,250k median price

Freehold · 5 filed transactions

S$3,250k

Median price

Filed transactions

18%

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 $3,250,000Loan, 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 month5 months with a sale

Jun '22 · S$2,900kSep '25 · S$3,250k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

362 sqmStrata Semi-detached · Resale · 2025-09

S$3,250,000$834 psf

362 sqmStrata Semi-detached · Resale · 2025-06

S$3,288,000$844 psf

359 sqmStrata Semi-detached · Resale · 2024-08

S$3,450,000$893 psf

362 sqmStrata Semi-detached · Resale · 2022-08

S$3,030,000$778 psf

362 sqmStrata Semi-detached · Resale · 2022-06

S$2,900,000$744 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

631m

Primary schools within 1km

nearest 1.1km — outside the band

Primary schools · straight-line distance

9 more between 1km and 2km

Paya Lebar Methodist Girls' School (Primary)1.1km
Zhonghua Primary School1.1km
Xinghua Primary School1.3km
Yangzheng Primary School1.5km
Xinmin Primary School1.6km
CHIJ Our Lady of Good Counsel1.7km
Maris Stella High School1.8km
Rosyth School1.8km
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

Kovan631m
Serangoon954m
Bartley1.5km

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)787m
ParkRichards Ave PK530m
Other schoolsPaya Lebar Methodist Girls' School (Secondary)946m

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 Water VillasStraight-line, not walking — what sits between two points is in no dataset here.

40projects within 300m

$1,192–$1,964the middle half, per sq ft

$1,451median of those sales

From 224 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Landed · Kovan Road	268m	2026-08	—	232 sqm	$1,964
Landed · Kovan Road	268m	2026-08	—	330 sqm	$1,465
Landed · Highland Road	98m	2026-07	—	166 sqm	$2,159
D'Pavilion	157m	2026-07	01-05	115 sqm	$1,315
Landed · Hillside Drive	235m	2026-07	—	217 sqm	$2,950
Landed · Kovan Road	268m	2026-07	—	245 sqm	$2,855
Hillsgrove	142m	2026-06	—	436 sqm	$842
Sanctuary @ 813	184m	2026-06	01-05	87 sqm	$1,495
Palm Grove Condominium	280m	2026-06	01-05	121 sqm	$1,526
Sanctuary @ 813	184m	2026-05	01-05	74 sqm	$1,350
Sanctuary @ 813	184m	2026-05	01-05	87 sqm	$1,474
Landed · Kovan Road	268m	2026-05	—	254 sqm	$1,765
Landed · Jalan Sahabat	93m	2026-04	—	237 sqm	$2,508
Landed · Highland Road	98m	2026-04	—	227 sqm	$2,251
Landed · Jalan Sahabat	93m	2026-02	—	242 sqm	$1,651
Sanctuary @ 813	184m	2026-02	01-05	83 sqm	$1,511
Hillsgrove	142m	2025-12	—	422 sqm	$815
D'Pavilion	157m	2025-12	01-05	153 sqm	$1,536

The 18 most recent are listed, out of 224 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.

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

Approved	Away	Bearing	Height	What
2025-10-13	155m	268° W	3 storeys	Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house on lot 99128x mk 22 at 37 hig…
2026-01-27	190m	269° W	3 storeys	Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house with an attic on lot 99119v m…
2025-01-24	253m	273° W	3 storeys	Proposed new erection of 3-storey envelope control corner terrace dwelling house with a mezzanine and an attic
2025-09-25	253m	273° W	3 storeys	Proposed amendment to approved new erection of 3-storey envelope control corner terrace dwelling house with a mezzanin…
2026-03-06	279m	288° WNW	3 storeys	Proposed erection of 2 units of 3-storey envelope control semi-detached dwelling houses each with an attic and a sunke…
2025-06-10	312m	292° WNW	3 storeys	Proposed reconstruction of a 3-storey envelope control intermediate terrace dwelling house

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$3,250,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,250,000

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$73,650

Cash in handS$2,793,934

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.