Waterbay
135 filed transactions · District 19 · OCR
S$1,558k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,558,000Loan, 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
Median price by month24 months with a sale
The transactions behind those figures20 of 135
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Waterbay only. Median S$1,107 psf up top from 8 sales, S$1,223 psf low down from 42.
Middle of 15 projects in District 19 that clear the bar — half fall between -4.7% and +5.7%. 8 came out negative — high floors sold for less in 8 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$1,247 | 1,079 |
| 06-10 | S$1,323 | 1,051 |
| 11-15 | S$1,349 | 1,035 |
| 16-20 | S$1,282 | 271 |
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.
- Edgefield Primary School119m
- Oasis Primary School515m
- Punggol View Primary School552m
- Horizon Primary School618m
- Greendale Primary School701m
- Mee Toh School727m
- Rivervale Primary School943m
8 more between 1km and 2km
- Punggol Green Primary School1.0km
- Valour Primary School1.2km
- Waterway Primary School1.2km
- Compassvale Primary School1.4km
- Punggol Cove Primary School1.6km
- Seng Kang Primary School1.6km
- North Spring Primary School1.7km
- Northshore Primary School1.9km
- Cove293m
- Damai439m
- Meridian455m
- Hawker centreOne Punggol Hawker Centre906m
- ParkPunggol Waterway PK1.2km
- Other schoolsPunggol Secondary School163m
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
No other project with filed sales sits within 300m. That is a fact about this radius, not about the market — widen it above.
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.
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.
1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2026-05-20 | 373m | 247° WSW | 3 storeys | Proposed new erection of one (1) unit of 3-storey envelope control corner terrace dwelling house with a mezzanine and … |
The land under Waterbay
HDB put this parcel out to tender and names Waterbay as what was built on it. Everything below is from that tender: the dates, the winning price, and the 10 bids that came in.
- Tender launched15 Feb 2012
- Tender closed29 Mar 201210 bids received
- Awarded2 Apr 2012Qingjian Realty (South Pacific) Group Pte Ltd
- Winning tenderS$136,700,000S$3,441 per sq m of gross floor area · S$320 per sq ft
- Parcel
- Punggol E7 Punggol Central/ Edgefield Plains
- Site area
- 13,242 sq m
- Lease
- 99 yrs
- Plot ratio
- 3
- Gross floor area
- 39,725 sq m
- Sold as
- EC
Every bid — all 10, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Qingjian Realty (South Pacific) Group Pte Ltd | S$136,700,000 | — |
| 2 | Sunmaster Holdings Pte. Ltd. | S$131,800,000 | S$4,900,000 · 3.6% |
| 3 | BBR Development Pte Ltd, BPK Development Pte Ltd and RYOBI Development Pte Ltd | S$131,369,000 | S$5,331,000 · 3.9% |
| 4 | EL Development Pte Ltd | S$130,100,000 | S$6,600,000 · 4.8% |
| 5 | Elitist Development Pte Ltd | S$126,888,334 | S$9,811,666 · 7.2% |
| 6 | Tiong Aik Land Pte Ltd | S$124,388,000 | S$12,312,000 · 9.0% |
| 7 | OUE Reef Development Pte. Ltd. | S$117,000,000 | S$19,700,000 · 14.4% |
| 8 | Frasers Centrepoint Limited | S$115,500,000 | S$21,200,000 · 15.5% |
| 9 | CEL Property Pte Ltd | S$108,183,813 | S$28,516,187 · 20.9% |
| 10 | Huayuan International Development Group Pte Ltd and Hua Yuan Organization Pte Ltd | S$103,524,392 | S$33,175,608 · 24.3% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 2 Apr 2012 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Waterbay”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.