CONDODistrict 19

WATERWOODS

Name: WATERWOODS
Address: SG

Details

Project: WATERWOODS
TOP year: 2015
Tenure: 99
Lease start: 2013
Total units: 373
Land size: 14,306 sqm (153,993 sqft)
Plot ratio: 3
Developer: Coral Edge Development Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.64M (est.)
Storeys: 17
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryGREENDALE PRIMARY SCHOOL585 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 WATERWOODS

Total units	373
Blocks	6
Size range	807–1,722 sqft

Bedrooms	Units	Share
2-bedroom	17	5%
3-bedroom	128	34%
4-bedroom	163	44%
5-bedroom	65	17%

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	~4.0%· low sample (2 sales)	~$1.21M	6
3 BR	~3.2%· low sample (1 sale)	~$1.63M	7
4 BR	~3.8%	~$1.9M	7
5 BR	~3.0%· low sample (1 lease, 2 sales)	~$2.5M	1

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.

WATERWOODS 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 354 of 373 units at WATERWOODS. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 55% have been held over 10 years.

86%

Free to sell now

304 of 354 tracked · past SSD

98%

Sitting on a gain

164 of 167 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 508 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,930,000	1,280	$1,508	4BR	—	Q2 2030
May 2026	Resale	$2,508,888	1,668	$1,504	5BR+	—	Q2 2030
Apr 2026	Resale	$2,000,000	1,280	$1,563	4BR	—	Q2 2030
Mar 2026	Resale	$1,860,000	1,280	$1,453	4BR	—	Q1 2030
Feb 2026	Resale	$1,850,000	1,280	$1,445	4BR	—	Q1 2030
Feb 2026	Resale	$1,895,000	1,280	$1,480	4BR	—	Q1 2030
Feb 2026	Resale	$1,908,888	1,280	$1,491	4BR	—	Q1 2030
Feb 2026	Resale	$2,500,000	1,668	$1,499	5BR+	—	Q1 2030
Nov 2025	Resale	$1,633,888	1,033	$1,582	3BR	—	Q4 2029
Oct 2025	Resale	$1,220,000	807	$1,512	2BR	—	Q4 2029

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

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Flo Residence	182 m	2026-06-01	Resale	$1,350,000	925	$1,459
Flo Residence	182 m	2026-02-01	Resale	$1,380,000	936	$1,474
Flo Residence	182 m	2026-02-01	Resale	$1,472,000	968	$1,521

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 WATERWOODS

Beds

	01	02	03	04
17	#17-011,6685BR	#17-021,6685BR	#17-031,0443BR	#17-048072BR
16	#16-011,6685BR	#16-021,6685BR	#16-031,0443BR	#16-048072BR
15	#15-011,6685BR	#15-021,6685BR	#15-031,0443BR	#15-048072BR
14	#14-011,6685BR	#14-021,6685BR	#14-031,0443BR	#14-048072BR
13	#13-011,6685BR	#13-021,6685BR	#13-031,0443BR	#13-048072BR
12	#12-011,6685BR	#12-021,6685BR	#12-031,0443BR	#12-048072BR
11	#11-011,6685BR	#11-021,6685BR	#11-031,0443BR	#11-048072BR
10	#10-011,6685BR	#10-021,6685BR	#10-031,0443BR	#10-048072BR
09	#09-011,6685BR	#09-021,6685BR	#09-031,0443BR	#09-048072BR
08	#08-011,6685BR	#08-021,6685BR	#08-031,0443BR	#08-048072BR
07	#07-011,6685BR	#07-021,6685BR	#07-031,0443BR	#07-048072BR
06	#06-011,6685BR	#06-021,6685BR	#06-031,0443BR	#06-048072BR
05	#05-011,6685BR	#05-021,6685BR	#05-031,0443BR	#05-048072BR
04	#04-011,6685BR	#04-021,6685BR	#04-031,0443BR	#04-048072BR
03	#03-011,6685BR	#03-021,6685BR	#03-031,0443BR	#03-048072BR
02	#02-011,6685BR	#02-021,6685BR	#02-031,0443BR	#02-048072BR
01			#01-031,0443BR	#01-048072BR

2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

108 realized resale exits at WATERWOODS over the 5y window — 108 profitable, 0 at a loss, averaging 4.57%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	42	9y 4m	4.54%
4BR	49	9y 5m	4.49%
5BR+	17	8y 9m	4.89%
Total	108	9y 4m	4.57%

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 WATERWOODS. 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

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

Exit Risk

haio unit-level records

If you bought at WATERWOODS today at ~$1,499 psf (the recent resale median — last 12 months, 13 sales)…

97.5%

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

n=354 traced current owners, 100.0% 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 WATERWOODS, 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$1.75M, the median of recent sale transactions at WATERWOODS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$1,055

psf

Average

$1,368

psf

Highest

$1,476

psf

This propertyNearby condo


182 m	Flo Residence	LH	2016	$1,407
704 m	River Isles	LH	2015	$1,476
908 m	Rivervale Crest	LH	2002	$1,055
920 m	The Amore	LH	2016	$1,455
925 m	Riverparc Residence	LH	2014	$1,449

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

Greendale Primary School≤ 1 km585 m
Mee Toh School≤ 1 km585 m
Rivervale Primary School≤ 1 km890 m
Horizon Primary School≤ 1 km930 m
Waterway Primary School1–2 km1.07 km
North Spring Primary School1–2 km1.09 km
Edgefield Primary School1–2 km1.11 km
Seng Kang Primary School1–2 km1.42 km
Oasis Primary School1–2 km1.55 km
Compassvale Primary School1–2 km1.64 km
Punggol View Primary School1–2 km1.73 km
Punggol Green Primary School1–2 km1.91 km
North Vista Primary SchoolWithin 2 km of block 15 only1–2 km2 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.

What's next

Compare with another Get home services

CONDODistrict 19

WATERWOODS

Details

Project: WATERWOODS
TOP year: 2015
Tenure: 99
Lease start: 2013
Total units: 373
Land size: 14,306 sqm (153,993 sqft)
Plot ratio: 3
Developer: Coral Edge Development Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.64M (est.)
Storeys: 17
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryGREENDALE PRIMARY SCHOOL585 m
Nearest SAP schoolMEE TOH SCHOOLSAP

Unit Catalogue for WATERWOODS

Total units	373
Blocks	6
Size range	807–1,722 sqft

Bedrooms	Units	Share
2-bedroom	17	5%
3-bedroom	128	34%
4-bedroom	163	44%
5-bedroom	65	17%

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	~4.0%· low sample (2 sales)	~$1.21M	6
3 BR	~3.2%· low sample (1 sale)	~$1.63M	7
4 BR	~3.8%	~$1.9M	7
5 BR	~3.0%· low sample (1 lease, 2 sales)	~$2.5M	1

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 354 of 373 units at WATERWOODS. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 55% have been held over 10 years.

86%

Free to sell now

304 of 354 tracked · past SSD

98%

Sitting on a gain

164 of 167 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 508 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,930,000	1,280	$1,508	4BR	—	Q2 2030
May 2026	Resale	$2,508,888	1,668	$1,504	5BR+	—	Q2 2030
Apr 2026	Resale	$2,000,000	1,280	$1,563	4BR	—	Q2 2030
Mar 2026	Resale	$1,860,000	1,280	$1,453	4BR	—	Q1 2030
Feb 2026	Resale	$1,850,000	1,280	$1,445	4BR	—	Q1 2030
Feb 2026	Resale	$1,895,000	1,280	$1,480	4BR	—	Q1 2030
Feb 2026	Resale	$1,908,888	1,280	$1,491	4BR	—	Q1 2030
Feb 2026	Resale	$2,500,000	1,668	$1,499	5BR+	—	Q1 2030
Nov 2025	Resale	$1,633,888	1,033	$1,582	3BR	—	Q4 2029
Oct 2025	Resale	$1,220,000	807	$1,512	2BR	—	Q4 2029

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

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Flo Residence	182 m	2026-06-01	Resale	$1,350,000	925	$1,459
Flo Residence	182 m	2026-02-01	Resale	$1,380,000	936	$1,474
Flo Residence	182 m	2026-02-01	Resale	$1,472,000	968	$1,521

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 WATERWOODS

Beds

	01	02	03	04
17	#17-011,6685BR	#17-021,6685BR	#17-031,0443BR	#17-048072BR
16	#16-011,6685BR	#16-021,6685BR	#16-031,0443BR	#16-048072BR
15	#15-011,6685BR	#15-021,6685BR	#15-031,0443BR	#15-048072BR
14	#14-011,6685BR	#14-021,6685BR	#14-031,0443BR	#14-048072BR
13	#13-011,6685BR	#13-021,6685BR	#13-031,0443BR	#13-048072BR
12	#12-011,6685BR	#12-021,6685BR	#12-031,0443BR	#12-048072BR
11	#11-011,6685BR	#11-021,6685BR	#11-031,0443BR	#11-048072BR
10	#10-011,6685BR	#10-021,6685BR	#10-031,0443BR	#10-048072BR
09	#09-011,6685BR	#09-021,6685BR	#09-031,0443BR	#09-048072BR
08	#08-011,6685BR	#08-021,6685BR	#08-031,0443BR	#08-048072BR
07	#07-011,6685BR	#07-021,6685BR	#07-031,0443BR	#07-048072BR
06	#06-011,6685BR	#06-021,6685BR	#06-031,0443BR	#06-048072BR
05	#05-011,6685BR	#05-021,6685BR	#05-031,0443BR	#05-048072BR
04	#04-011,6685BR	#04-021,6685BR	#04-031,0443BR	#04-048072BR
03	#03-011,6685BR	#03-021,6685BR	#03-031,0443BR	#03-048072BR
02	#02-011,6685BR	#02-021,6685BR	#02-031,0443BR	#02-048072BR
01			#01-031,0443BR	#01-048072BR

2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

108 realized resale exits at WATERWOODS over the 5y window — 108 profitable, 0 at a loss, averaging 4.57%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	42	9y 4m	4.54%
4BR	49	9y 5m	4.49%
5BR+	17	8y 9m	4.89%
Total	108	9y 4m	4.57%

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 WATERWOODS. 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 WATERWOODS today at ~$1,499 psf (the recent resale median — last 12 months, 13 sales)…

97.5%

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

n=354 traced current owners, 100.0% 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 WATERWOODS, 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$1.75M, the median of recent sale transactions at WATERWOODS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$1,055

psf

Average

$1,368

psf

Highest

$1,476

psf

This propertyNearby condo


182 m	Flo Residence	LH	2016	$1,407
704 m	River Isles	LH	2015	$1,476
908 m	Rivervale Crest	LH	2002	$1,055
920 m	The Amore	LH	2016	$1,455
925 m	Riverparc Residence	LH	2014	$1,449

Primary Schools Within 1 km / 2 km

Greendale Primary School≤ 1 km585 m
Mee Toh School≤ 1 km585 m
Rivervale Primary School≤ 1 km890 m
Horizon Primary School≤ 1 km930 m
Waterway Primary School1–2 km1.07 km
North Spring Primary School1–2 km1.09 km
Edgefield Primary School1–2 km1.11 km
Seng Kang Primary School1–2 km1.42 km
Oasis Primary School1–2 km1.55 km
Compassvale Primary School1–2 km1.64 km
Punggol View Primary School1–2 km1.73 km
Punggol Green Primary School1–2 km1.91 km
North Vista Primary SchoolWithin 2 km of block 15 only1–2 km2 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.

What's next

Compare with another Get home services