Waterwoods
107 filed transactions · District 19 · OCR
S$1,500k 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 $1,500,000Loan, 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 107
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Waterwoods only. Median S$1,245 psf up top from 12 sales, S$1,216 psf low down from 23.
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.
- Mee Toh School567m
- Greendale Primary School584m
- Rivervale Primary School905m
- Horizon Primary School931m
8 more between 1km and 2km
- Waterway Primary School1.1km
- Edgefield Primary School1.1km
- North Spring Primary School1.1km
- Seng Kang Primary School1.4km
- Oasis Primary School1.5km
- Compassvale Primary School1.7km
- Punggol View Primary School1.7km
- Punggol Green Primary School1.9km
- Coral Edge274m
- Riviera539m
- Rumbia701m
- Other schoolsGreendale Secondary School642m
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.
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 |
|---|---|---|---|---|---|
| Flo Residence | 210m | 2026-08 | 01-05 | 107 sqm | $1,346 |
| Flo Residence | 210m | 2026-07 | 11-15 | 90 sqm | $1,497 |
| Flo Residence | 210m | 2026-07 | 06-10 | 114 sqm | $1,467 |
| Flo Residence | 210m | 2026-07 | 06-10 | 94 sqm | $1,542 |
| Flo Residence | 210m | 2026-07 | 11-15 | 86 sqm | $1,499 |
| Flo Residence | 210m | 2026-06 | 01-05 | 86 sqm | $1,458 |
| Flo Residence | 210m | 2026-06 | 01-05 | 110 sqm | $1,309 |
| Flo Residence | 210m | 2026-02 | 06-10 | 90 sqm | $1,519 |
| Flo Residence | 210m | 2026-02 | 06-10 | 94 sqm | $1,502 |
| Flo Residence | 210m | 2026-02 | 11-15 | 87 sqm | $1,474 |
| Flo Residence | 210m | 2026-01 | 11-15 | 94 sqm | $1,463 |
| Flo Residence | 210m | 2025-12 | 16-20 | 80 sqm | $1,498 |
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 Waterwoods
HDB put this parcel out to tender and names Waterwoods 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 launched15 Oct 2012
- Tender closed6 Dec 20127 bids received
- Awarded10 Dec 2012Sing Holdings Limited
- Winning tenderS$162,100,000S$3,777 per sq m of gross floor area · S$351 per sq ft
- Parcel
- Punggol E12 Punggol Field Walk / Punggol East
- Site area
- 14,307 sq m
- Lease
- 99 yrs
- Plot ratio
- 3
- Gross floor area
- 42,921 sq m
- Sold as
- EC
Every bid — all 7, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Sing Holdings Limited | S$162,100,000 | — |
| 2 | JBE Holdings Pte Ltd | S$148,920,000 | S$13,180,000 · 8.1% |
| 3 | FCL Place Pte. Ltd. | S$143,880,000 | S$18,220,000 · 11.2% |
| 4 | Qingjian Realty (South Pacific) Group Pte Ltd | S$143,700,000 | S$18,400,000 · 11.4% |
| 5 | 5A Bellevue Properties Pte. Ltd. | S$141,000,000 | S$21,100,000 · 13.0% |
| 6 | 5B Mezzo Development Pte Ltd | S$141,000,000 | S$21,100,000 · 13.0% |
| 7 | CEL Property Pte Ltd | S$138,800,000 | S$23,300,000 · 14.4% |
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 10 Dec 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 “Waterwoods”. 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.