RPS · Resale Project Scorecard
The Waterline — Grade B
RPS score 6.25/10 · D19 · Hougang, Punggol, Sengkang · 103 units · scored across 7 weighted factors — methodology published.
FH · GLL VENTURES PTE LTD · TOP 2013
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.26% — near-median performance within its 2013-era cohort (47th percentile).
3 primary schools within 1km (nearest: ROSYTH SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children.
103 units — boutique development. Lower transaction frequency and limited shared facilities.
1.24km from Kovan Mrt Stn (NE13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.96% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Serangoon North MRT (CR9, CRL1) at 0.67km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Rosyth School, Xinmin Primary School, Zhonghua Primary School.
The verdict· Scores updated September 2026
The Waterline scores 6.25 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 864th of 2,357 resale condos scored in Singapore and 108th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (4/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Waterline
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,479 psf, median price $1.72M. Median PSF is up 2.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,445 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,462 psf | $1.72M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 3 | $1,482 psf | $1.74M |
| Jul–Sep 2026 | 1 | $1,586 psf | $1.40M |
| 12-month total | 7 | $1,479 psf | $1.72M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
The Waterline: frequently asked questions
Answers generated from the scorecard data — RPS rank 864th of 2,357, scores updated September 2026.
- Is The Waterline a good buy in 2026?
- The Waterline scores 6.25/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 864th of 2,357 Singapore resale condos and 108th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at The Waterline?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at The Waterline, at a median of $1,479 psf and a median price of $1.72M (range $1,117 psf to $1,586 psf). The median PSF is up 2.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,445 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Waterline from the nearest MRT station?
- The Waterline is about 1.2km from Kovan MRT (NE13), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Waterline compare with Central View?
- Central View is the project scored next to The Waterline on the District 19 ranking: 6.25 (Grade B) against The Waterline's 6.25 (Grade B). The Waterline scores higher on Primary School Effect (10 vs 7) and Tenure (10 vs 7); Central View scores higher on MRT Proximity (4 vs 7) and Project's Historical Performance (5 vs 7).
- Which primary schools are within 1km of The Waterline?
- 3 primary schools are within 1km of The Waterline: Rosyth School, Xinmin Primary School, Zhonghua Primary School. 3 primary schools within 1km (nearest: ROSYTH SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children. The Waterline scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of The Waterline, and how big is the project?
- The Waterline is freehold, completed in 2013, has 103 units, developed by GLL VENTURES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 103 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Waterline in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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