Waterbank at Dakota

139 filed transactions · District 14 · RCR

Median, per square foot

1,780 psf

Observed range

$1,126 — $2,410 psf
S$1,750k median price

99 yrs lease commencing from 2009 · 139 filed transactions

▲ 1.6% vs 12 months ago

S$1,750k

Median price

139

Filed transactions

72%

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 $1,750,000Loan, 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 month24 months with a sale

Nov '23 · S$1,300kAug '26 · S$2,315k

The transactions behind those figures20 of 139

Nothing modelled — these are the filed sales.

106 sqm · floor 16-20Condominium · Resale · 2026-08

S$2,750,000$2410 psf

82 sqm · floor 11-15Condominium · Resale · 2026-08

S$1,880,000$2130 psf

82 sqm · floor 16-20Condominium · Resale · 2026-07

S$1,750,000$1983 psf

132 sqm · floor 06-10Condominium · Resale · 2026-07

S$1,955,000$1376 psf

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

S$1,255,000$2010 psf

82 sqm · floor 16-20Condominium · Resale · 2026-05

S$1,870,000$2119 psf

117 sqm · floor 01-05Condominium · Resale · 2026-05

S$2,700,000$2144 psf

45 sqm · floor 16-20Condominium · Resale · 2026-05

S$960,000$1982 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+5.3%

Floors 16+ against floors 1–5, Waterbank at Dakota only. Median S$1,842 psf up top from 29 sales, S$1,749 psf low down from 42.

District 14, typical project+6.3%

Middle of 7 projects in District 14 that clear the bar — half fall between +1.4% and +8.6%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 14, 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$1,449	667
06-10	S$1,698	386
11-15	S$1,724	304
16-20	S$1,790	121

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

Dakota

190m

Primary schools within 1km

nearest 503m

Primary schools · straight-line distance

Kong Hwa School503m

3 more between 1km and 2km

Tanjong Katong Primary School1.3km
Geylang Methodist School (Primary)1.3km
Haig Girls' School1.7km

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

Dakota190m
Mountbatten590m
Katong Park980m

Also nearby

Hawker centreOld Airport Road Blk 51 (51 Old Airport Road Food Centre and Shopping Mall)362m
ParkArthur PK290m
Other schoolsBroadrick Secondary School191m

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 Waterbank at DakotaStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,949–$2,473the middle half, per sq ft

$2,160median of those sales

From 51 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
Grand Dunman	261m	2026-08	16-20	221 sqm	$2,464
Grand Dunman	261m	2026-08	01-05	157 sqm	$2,568
Grand Dunman	261m	2026-08	16-20	66 sqm	$2,220
Grand Dunman	261m	2026-08	06-10	104 sqm	$2,881
Grand Dunman	261m	2026-07	01-05	156 sqm	$2,580
Grand Dunman	261m	2026-07	16-20	226 sqm	$2,515
Grand Dunman	261m	2026-07	11-15	179 sqm	$2,330
Grand Dunman	261m	2026-07	01-05	156 sqm	$2,409
Grand Dunman	261m	2026-07	11-15	51 sqm	$2,589
Grand Dunman	261m	2026-07	16-20	285 sqm	$2,331
Grand Dunman	261m	2026-07	01-05	179 sqm	$2,260
Grand Dunman	261m	2026-07	16-20	284 sqm	$2,552
Dakota Residences	162m	2026-06	16-20	343 sqm	$1,730
Dakota Residences	162m	2026-04	06-10	176 sqm	$2,089
Dakota Residences	162m	2026-03	11-15	120 sqm	$2,083
Landed · Avon Road	172m	2026-03	—	527 sqm	$2,660
Dakota Residences	162m	2026-02	16-20	97 sqm	$1,963
Lyndhurst Grove	195m	2025-11	—	299 sqm	$2,606
Dakota Residences	162m	2025-10	06-10	122 sqm	$1,949
Dakota Residences	162m	2025-10	16-20	176 sqm	$2,191
Dakota Residences	162m	2025-09	11-15	170 sqm	$2,159
Dakota Residences	162m	2025-08	11-15	95 sqm	$2,005
Dakota Residences	162m	2025-07	01-05	170 sqm	$2,015
Dakota Residences	162m	2025-06	16-20	95 sqm	$1,956

The 24 most recent are listed, out of 51 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
2024-07-29	321m	283° WNW	22 storeys	Geylang c50 - proposed amendment to approved public housing development comprising 1 block of 17 to 21-storey, 1 block…
2026-03-10	321m	283° WNW	22 storeys	Geylang c50 - proposed public housing development comprising 1 block of 17 to 21-storey, 1 block of 17 to 22-storey an…

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$1,750,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,750,000

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$40,950

Cash in handS$1,326,634

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.