RPS · Resale Project Scorecard
Waterbay — Grade S
RPS score 8.28/10 · D19 · Hougang, Punggol, Sengkang · 383 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 10/10
Avg Ann. of +5.02% places this condo in the top 7% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.
8 primary schools within 1km (nearest: EDGEFIELD PRIMARY SCHOOL at 0.08km). Strong school proximity — a genuine advantage for young families.
383 units — good project size supporting active resale market and adequate facilities.
0.33km from Cove Lrt Stn (PE1) — short walk to MRT, good transport convenience.
Rental yield of 3.56% — above-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Exceptional future-catalyst exposure — closest driver: Punggol Digital District at 0.56km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
Primary schools within 1km: Edgefield Primary School, Punggol VIEW Primary School, Oasis Primary School, Horizon Primary School, Greendale Primary School, MEE TOH School, Rivervale Primary School, Punggol Green Primary School.
The verdict· Scores updated September 2026
Waterbay scores 8.28 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 54th of 2,357 resale condos scored in Singapore and 16th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Future Transformation (10/10); its weakest is Rental Yield (6/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Waterbay
12 months to September 2026 (Oct 2025 – Sep 2026): 22 resale transactions, median $1,490 psf, median price $1.68M. Median PSF is up 3.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,438 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,310 psf | $1.91M |
| Jan–Mar 2026 | 2 | $1,365 psf | $1.68M |
| Apr–Jun 2026 | 12 | $1,518 psf | $1.68M |
| Jul–Sep 2026 | 4 | $1,504 psf | $1.64M |
| 12-month total | 22 | $1,490 psf | $1.68M |
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.
Waterbay: frequently asked questions
Answers generated from the scorecard data — RPS rank 54th of 2,357, scores updated September 2026.
- Is Waterbay a good buy in 2026?
- Waterbay scores 8.28/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 54th of 2,357 Singapore resale condos and 16th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, future transformation. 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 Waterbay?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 22 resale transactions at Waterbay, at a median of $1,490 psf and a median price of $1.68M (range $1,107 psf to $1,644 psf). The median PSF is up 3.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,438 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Waterbay from the nearest MRT station?
- The nearest rail stop to Waterbay is Cove LRT (PE1), about 330m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Waterbay scores 7/10 on it.
- How does Waterbay compare with The Luxurie?
- The Luxurie is the project scored next to Waterbay on the District 19 ranking: 8.30 (Grade S) against Waterbay's 8.28 (Grade S). Waterbay scores higher on Future Transformation (10 vs 5) and Project's Historical Performance (10 vs 8); The Luxurie scores higher on Primary School Effect (8 vs 10) and Project Size (8 vs 10).
- Which primary schools are within 1km of Waterbay?
- 8 primary schools are within 1km of Waterbay: Edgefield Primary School, Punggol VIEW Primary School, Oasis Primary School, Horizon Primary School, Greendale Primary School, MEE TOH School, Rivervale Primary School, Punggol Green Primary School. 8 primary schools within 1km (nearest: EDGEFIELD PRIMARY SCHOOL at 0.08km). Strong school proximity — a genuine advantage for young families. Waterbay scores 8/10 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 Waterbay, and how big is the project?
- Waterbay is 99-year leasehold, completed in 2016, has 383 units, developed by UOL Group. 99YR tenure — about 85 years remaining — no near-term decay concern. 383 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Punggol
Scored either side of Waterbay in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Waterbay — PSF trends, rival comparison, and our verdict — in your inbox.