Watertown
252 filed transactions · District 19 · OCR
S$960k 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 $960,000Loan, 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 252
Nothing modelled — these are the filed sales.
What the floor is worth
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.
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.
- Valour Primary School332m
- Punggol View Primary School370m
- Punggol Green Primary School569m
- Punggol Cove Primary School720m
- Edgefield Primary School924m
10 more between 1km and 2km
- Oasis Primary School1.0km
- Compassvale Primary School1.4km
- Northshore Primary School1.4km
- Rivervale Primary School1.4km
- Mee Toh School1.5km
- Horizon Primary School1.5km
- Greendale Primary School1.6km
- Springdale Primary School1.8km
- Seng Kang Primary School1.8km
- Nan Chiau Primary School1.9km
- Punggol78m
- Punggol166m
- Sumang453m
- Hawker centreOne Punggol Hawker Centre478m
- ParkPunggol Waterway PK649m
- Other schoolsEdgefield Secondary School599m
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
From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| A Treasure Trove | 238m | 2026-08 | 01-05 | 118 sqm | $1,575 |
| A Treasure Trove | 238m | 2026-08 | 06-10 | 97 sqm | $1,707 |
| A Treasure Trove | 238m | 2026-08 | 01-05 | 85 sqm | $1,562 |
| A Treasure Trove | 238m | 2026-08 | 11-15 | 124 sqm | $1,798 |
| A Treasure Trove | 238m | 2026-07 | 01-05 | 97 sqm | $1,686 |
| A Treasure Trove | 238m | 2026-07 | 06-10 | 112 sqm | $1,767 |
| A Treasure Trove | 238m | 2026-07 | 11-15 | 97 sqm | $1,738 |
| A Treasure Trove | 238m | 2026-07 | 01-05 | 112 sqm | $1,618 |
| A Treasure Trove | 238m | 2026-07 | 11-15 | 124 sqm | $1,806 |
| A Treasure Trove | 238m | 2026-07 | 01-05 | 85 sqm | $1,557 |
| A Treasure Trove | 238m | 2026-07 | 01-05 | 130 sqm | $1,419 |
| A Treasure Trove | 238m | 2026-06 | 01-05 | 124 sqm | $1,783 |
The 12 most recent are listed, out of 20 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.
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.
Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.
The land under Watertown
HDB put this parcel out to tender and names Watertown as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.
- Tender launched30 Nov 2010
- Tender closed15 Feb 20117 bids received
- Awarded18 Feb 2011Emerald Star Pte Ltd and FC Retail Trustee Pte Ltd (as Trustee of Sapphire Star Trust)
- Winning tenderS$1,021,000,000S$8,103 per sq m of gross floor area · S$753 per sq ft
- Parcel
- Punggol P1 Punggol Central / Punggol Walk
- Site area
- 29,999 sq m
- Lease
- 99 yrs
- Plot ratio
- 4.2
- Gross floor area
- 125,997 sq m
- Sold as
- Mixed
Every bid — all 7, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Emerald Star Pte Ltd and FC Retail Trustee Pte Ltd (as Trustee of Sapphire Star Trust) | S$1,021,000,000 | — |
| 2 | Punggol Retail Development Pte Ltd and Qingdao Construction (Singapore) Pte Ltd | S$849,777,000 | S$171,223,000 · 16.8% |
| 3 | Keppel Land Realty Pte Ltd and K-Commercial Management Pte. Ltd. (as Trustee-Manager of K- Commercial Trust) | S$786,000,000 | S$235,000,000 · 23.0% |
| 4 | Jewel Residential (1) Pte. Ltd. And Jewel Trustee Pte. Ltd. (in its capacity as trustee of Jewel Mall Trust) | S$763,988,888 | S$257,011,112 · 25.2% |
| 5 | Earth Holdings Pte. Ltd. And UED Capital Venture Pte. Ltd. | S$692,999,999 | S$328,000,001 · 32.1% |
| 6 | Fica Nominees Pte Ltd and First Capital Holdings Pte Ltd | S$680,822,000 | S$340,178,000 · 33.3% |
| 7 | Mezzo Development Pte Ltd | S$250,000,000 | S$771,000,000 · 75.5% |
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 18 Feb 2011 · 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 “Waterway Point & Watertown”. 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.