CONDODistrict 19

WATERBAY

Name: WATERBAY
Address: SG

Details

Project: WATERBAY
TOP year: 2016
Tenure: 99
Lease start: 2012
Total units: 383
Land size: 13,242 sqm (142,540 sqft)
Plot ratio: 3
Developer: Qingjian Realty (Edgefield Plains) Pte Ltd
Gross rental yield: ~3.2% · ~$1.66M (est.)
Storeys: 17
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryEDGEFIELD PRIMARY SCHOOL80 m
Nearest SAP schoolMEE TOH SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for WATERBAY

Total units	383
Blocks	6
Size range	753–2,669 sqft

Bedrooms	Units	Share
2-bedroom	17	4%
3-bedroom	198	52%
4-bedroom	151	39%
5-bedroom	17	4%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.7%· low sample (4 leases, 1 sale)	~$1.1M	4
3 BR	~3.2%	~$1.64M	25
4 BR	~2.9%	~$2.03M	8

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

WATERBAY was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 383 units at WATERBAY. 80% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 49% have been held over 10 years.

80%

Free to sell now

307 of 383 tracked · past SSD

100%

Sitting on a gain

219 of 219 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 564 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,685,000	1,097	$1,536	3BR	—	Q2 2030
May 2026	Resale	$1,105,000	753	$1,467	2BR	—	Q2 2030
Apr 2026	Resale	$1,620,000	1,097	$1,477	3BR	—	Q2 2030
Apr 2026	Resale	$2,060,000	1,259	$1,636	4BR	—	Q2 2030
Apr 2026	Resale	$1,620,000	1,076	$1,506	3BR	—	Q2 2030
Apr 2026	Resale	$1,655,000	1,097	$1,509	3BR	—	Q2 2030
Apr 2026	Resale	$1,650,000	1,097	$1,504	3BR	—	Q2 2030
Apr 2026	Resale	$2,158,000	1,496	$1,443	5BR+	—	Q2 2030
Apr 2026	Resale	$1,955,000	1,259	$1,553	4BR	—	Q2 2030
Apr 2026	Resale	$2,200,000	1,410	$1,560	4BR	—	Q2 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

Recent condo transactions from other properties nearby.

No nearby condo transactions within 300 m — drag the distance slider wider to see more.

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for WATERBAY

Beds

	01	02	03
17	#17-012,2174BR	#17-022,2394BR	#17-031,9593BR
16	#16-011,2594BR	#16-021,4104BR	#16-031,0983BR
15	#15-011,2594BR	#15-021,4104BR	#15-031,0983BR
14	#14-011,2594BR	#14-021,4104BR	#14-031,0983BR
13	#13-011,2594BR	#13-021,4104BR	#13-031,0983BR
12	#12-011,2594BR	#12-021,4104BR	#12-031,0983BR
11	#11-011,2594BR	#11-021,4104BR	#11-031,0983BR
10	#10-011,2594BR	#10-021,4104BR	#10-031,0983BR
09	#09-011,2594BR	#09-021,4104BR	#09-031,0983BR
08	#08-011,2594BR	#08-021,4104BR	#08-031,0983BR
07	#07-011,2594BR	#07-021,4104BR	#07-031,0983BR
06	#06-011,2594BR	#06-021,4104BR	#06-031,0983BR
05	#05-011,2594BR	#05-021,4104BR	#05-031,0983BR
04	#04-011,2594BR	#04-021,4104BR	#04-031,0983BR
03	#03-011,2594BR	#03-021,4104BR	#03-031,0983BR
02	#02-011,2594BR	#02-021,4104BR	#02-031,0983BR
01	#01-011,5614BR	#01-021,7444BR	#01-031,3993BR

2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

147 realized resale exits at WATERBAY over the 5y window — 147 profitable, 0 at a loss, averaging 5.07%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	58	10y 10m	5.01%
4BR	80	10y 8m	5.15%
5BR+	9	10y 2m	4.82%
Total	147	10y 9m	5.07%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of WATERBAY. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at WATERBAY today at ~$1,493 psf (the recent resale median — last 12 months, 21 sales)…

95.8%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=383 traced current owners, 94.8% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at WATERBAY, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.7M, the median of recent sale transactions at WATERBAY) — drag to explore what else that budget buys across Singapore.

Nearby Condos

6 within 1 km

Lowest

$1,455

psf

Average

$1,560

psf

Highest

$1,699

psf

This propertyNearby condo


454 m	Prive	LH	2013	$1,548
531 m	The Amore	LH	2016	$1,455
554 m	Parc Centros	LH	2016	$1,699
673 m	River Isles	LH	2015	$1,476
866 m	Watertown	LH	2017	$1,697
878 m	The Terrace	LH	2017	$1,487

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Edgefield Primary School≤ 1 km80 m
Punggol View Primary School≤ 1 km485 m
Oasis Primary School≤ 1 km560 m
Horizon Primary School≤ 1 km560 m
Greendale Primary School≤ 1 km640 m
Mee Toh School≤ 1 km650 m
Rivervale Primary School≤ 1 km915 m
Punggol Green Primary SchoolWithin 1 km of blocks 47 & 47A only≤ 1 km970 m
Waterway Primary School1–2 km1.14 km
Valour Primary School1–2 km1.19 km
Compassvale Primary School1–2 km1.32 km
Punggol Cove Primary School1–2 km1.49 km
Seng Kang Primary School1–2 km1.59 km
North Spring Primary School1–2 km1.62 km
Northshore Primary School1–2 km1.93 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 19

WATERBAY

Details

Project: WATERBAY
TOP year: 2016
Tenure: 99
Lease start: 2012
Total units: 383
Land size: 13,242 sqm (142,540 sqft)
Plot ratio: 3
Developer: Qingjian Realty (Edgefield Plains) Pte Ltd
Gross rental yield: ~3.2% · ~$1.66M (est.)
Storeys: 17
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryEDGEFIELD PRIMARY SCHOOL80 m
Nearest SAP schoolMEE TOH SCHOOLSAP

Unit Catalogue for WATERBAY

Total units	383
Blocks	6
Size range	753–2,669 sqft

Bedrooms	Units	Share
2-bedroom	17	4%
3-bedroom	198	52%
4-bedroom	151	39%
5-bedroom	17	4%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.7%· low sample (4 leases, 1 sale)	~$1.1M	4
3 BR	~3.2%	~$1.64M	25
4 BR	~2.9%	~$2.03M	8

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 383 units at WATERBAY. 80% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 49% have been held over 10 years.

80%

Free to sell now

307 of 383 tracked · past SSD

100%

Sitting on a gain

219 of 219 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 564 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,685,000	1,097	$1,536	3BR	—	Q2 2030
May 2026	Resale	$1,105,000	753	$1,467	2BR	—	Q2 2030
Apr 2026	Resale	$1,620,000	1,097	$1,477	3BR	—	Q2 2030
Apr 2026	Resale	$2,060,000	1,259	$1,636	4BR	—	Q2 2030
Apr 2026	Resale	$1,620,000	1,076	$1,506	3BR	—	Q2 2030
Apr 2026	Resale	$1,655,000	1,097	$1,509	3BR	—	Q2 2030
Apr 2026	Resale	$1,650,000	1,097	$1,504	3BR	—	Q2 2030
Apr 2026	Resale	$2,158,000	1,496	$1,443	5BR+	—	Q2 2030
Apr 2026	Resale	$1,955,000	1,259	$1,553	4BR	—	Q2 2030
Apr 2026	Resale	$2,200,000	1,410	$1,560	4BR	—	Q2 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

Recent condo transactions from other properties nearby.

No nearby condo transactions within 300 m — drag the distance slider wider to see more.

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for WATERBAY

Beds

	01	02	03
17	#17-012,2174BR	#17-022,2394BR	#17-031,9593BR
16	#16-011,2594BR	#16-021,4104BR	#16-031,0983BR
15	#15-011,2594BR	#15-021,4104BR	#15-031,0983BR
14	#14-011,2594BR	#14-021,4104BR	#14-031,0983BR
13	#13-011,2594BR	#13-021,4104BR	#13-031,0983BR
12	#12-011,2594BR	#12-021,4104BR	#12-031,0983BR
11	#11-011,2594BR	#11-021,4104BR	#11-031,0983BR
10	#10-011,2594BR	#10-021,4104BR	#10-031,0983BR
09	#09-011,2594BR	#09-021,4104BR	#09-031,0983BR
08	#08-011,2594BR	#08-021,4104BR	#08-031,0983BR
07	#07-011,2594BR	#07-021,4104BR	#07-031,0983BR
06	#06-011,2594BR	#06-021,4104BR	#06-031,0983BR
05	#05-011,2594BR	#05-021,4104BR	#05-031,0983BR
04	#04-011,2594BR	#04-021,4104BR	#04-031,0983BR
03	#03-011,2594BR	#03-021,4104BR	#03-031,0983BR
02	#02-011,2594BR	#02-021,4104BR	#02-031,0983BR
01	#01-011,5614BR	#01-021,7444BR	#01-031,3993BR

2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

147 realized resale exits at WATERBAY over the 5y window — 147 profitable, 0 at a loss, averaging 5.07%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	58	10y 10m	5.01%
4BR	80	10y 8m	5.15%
5BR+	9	10y 2m	4.82%
Total	147	10y 9m	5.07%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of WATERBAY. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at WATERBAY today at ~$1,493 psf (the recent resale median — last 12 months, 21 sales)…

95.8%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=383 traced current owners, 94.8% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at WATERBAY, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.7M, the median of recent sale transactions at WATERBAY) — drag to explore what else that budget buys across Singapore.

Nearby Condos

6 within 1 km

Lowest

$1,455

psf

Average

$1,560

psf

Highest

$1,699

psf

This propertyNearby condo


454 m	Prive	LH	2013	$1,548
531 m	The Amore	LH	2016	$1,455
554 m	Parc Centros	LH	2016	$1,699
673 m	River Isles	LH	2015	$1,476
866 m	Watertown	LH	2017	$1,697
878 m	The Terrace	LH	2017	$1,487

Primary Schools Within 1 km / 2 km

Edgefield Primary School≤ 1 km80 m
Punggol View Primary School≤ 1 km485 m
Oasis Primary School≤ 1 km560 m
Horizon Primary School≤ 1 km560 m
Greendale Primary School≤ 1 km640 m
Mee Toh School≤ 1 km650 m
Rivervale Primary School≤ 1 km915 m
Punggol Green Primary SchoolWithin 1 km of blocks 47 & 47A only≤ 1 km970 m
Waterway Primary School1–2 km1.14 km
Valour Primary School1–2 km1.19 km
Compassvale Primary School1–2 km1.32 km
Punggol Cove Primary School1–2 km1.49 km
Seng Kang Primary School1–2 km1.59 km
North Spring Primary School1–2 km1.62 km
Northshore Primary School1–2 km1.93 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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