District 19 · Punggol · OCR
Waterbay
Edgefield Plains · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,470
-5.0% vs district median
Gross yield
3.3%
median rent $4,325/mo
3-year gain
18.1%
Transactions · 5y
136
21 in last 12 months
Nearest MRT
Punggol Mrt Station · 772.741m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+111% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential28 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Whee!Canopus Student Care @ Edgefield Primary School 117m · Edgefield Primary School 118m · Phase 2C 0.1× · Ymca Student Care Centre @ Oasis Primary School 484m · Punggol View Primary School 532m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Punggol Secondary School · 163m
Food
One Punggol Hawker Centre · 902m
Green
Punggol Waterway Pk · 977m
Mall
Rivervale Mall · 1.1km
Health
Singhealth Polyclinics (Punggol Polyclinic) (polyclinic) · 602m
Who lives in Punggol
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
174,450
Median age
36 yrs
61% under 40 · getting older
Children 0–9
31,490
▲ 49% since 2015 · future P1 demand
Household size
3.4 avg
Homes
87% HDB
13% condo · 0% landed
Degree holders
35%
residents 15+
Commute
58% transit
23% drive
45 min+ to work
41%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,415 psf - 2% above units on floors 1–5 ($1,389 psf).
Price trend average PSF by year
2021
$1,002
2022
$1,157
+15.5%
2023
$1,266
+9.4%
2024
$1,369
+8.1%
2025
$1,435
+4.8%
2026
$1,495
+4.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $4.93 | 4.0% | 9 |
| 3BR | $4,250/mo | $4.05 | 3.3% | 60 |
| 4BR | $4,600/mo | $3.68 | 3.0% | 17 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,685,000 | 1,098 | $1,535 | 11-15 |
| May 2026 | $1,678,888 | 1,098 | $1,529 | 16-20 |
| May 2026 | $1,105,000 | 753 | $1,467 | 01-05 |
| Apr 2026 | $2,200,000 | 1,410 | $1,560 | 06-10 |
| Apr 2026 | $2,158,000 | 1,496 | $1,442 | 01-05 |
| Apr 2026 | $2,060,000 | 1,259 | $1,636 | 06-10 |
| Apr 2026 | $1,955,000 | 1,259 | $1,552 | 01-05 |
| Apr 2026 | $1,655,000 | 1,098 | $1,507 | 06-10 |
| Apr 2026 | $1,650,000 | 1,098 | $1,503 | 11-15 |
| Apr 2026 | $1,620,000 | 1,076 | $1,505 | 11-15 |
HomeRadar AIlive
Ask anything about WATERBAY
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Waterbay actually sell for - this project trades at 2.4× the nearest block’s PSF.