RPS · Resale Project Scorecard
Watercolours — Grade S
RPS score 7.49/10 · D18 · Pasir Ris, Tampines · 416 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.65% places this condo in the top 7% of its 2014-era cohort — exceptional capital appreciation relative to peers of the same vintage.
2 primary schools within 1km (nearest: CASUARINA PRIMARY SCHOOL at 0.46km). Strong school proximity — a genuine advantage for young families.
416 units — good project size supporting active resale market and adequate facilities.
1.20km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.96% — strong income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris East MRT (CR3, CRL1) at 0.25km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Casuarina Primary School, Pasir RIS Primary School.
The verdict· Scores updated September 2026
Watercolours scores 7.49 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 176th of 2,357 resale condos scored in Singapore and 13th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project's Historical Performance (10/10) and Project Size (8/10); its weakest is MRT Proximity (4/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Watercolours
12 months to September 2026 (Oct 2025 – Sep 2026): 26 resale transactions, median $1,226 psf, median price $1.20M. Median PSF is down 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,249 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,262 psf | $1.31M |
| Jan–Mar 2026 | 7 | $1,216 psf | $1.18M |
| Apr–Jun 2026 | 8 | $1,222 psf | $1.18M |
| Jul–Sep 2026 | 5 | $1,281 psf | $1.51M |
| 12-month total | 26 | $1,226 psf | $1.20M |
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.
Watercolours: frequently asked questions
Answers generated from the scorecard data — RPS rank 176th of 2,357, scores updated September 2026.
- Is Watercolours a good buy in 2026?
- Watercolours scores 7.49/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 176th of 2,357 Singapore resale condos and 13th of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: 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 Watercolours?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 26 resale transactions at Watercolours, at a median of $1,226 psf and a median price of $1.20M (range $774 psf to $1,323 psf). The median PSF is down 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,249 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Watercolours from the nearest MRT station?
- Watercolours is about 1.2km from Pasir Ris MRT (EW1), 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 Watercolours compare with Coco Palms?
- Coco Palms is the project scored next to Watercolours on the District 18 ranking: 7.64 (Grade S) against Watercolours's 7.49 (Grade S). Watercolours scores higher on Project's Historical Performance (10 vs 8); Coco Palms scores higher on MRT Proximity (4 vs 9).
- Which primary schools are within 1km of Watercolours?
- 2 primary schools are within 1km of Watercolours: Casuarina Primary School, Pasir RIS Primary School. 2 primary schools within 1km (nearest: CASUARINA PRIMARY SCHOOL at 0.46km). Strong school proximity — a genuine advantage for young families. Watercolours scores 7/10 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 Watercolours, and how big is the project?
- Watercolours is 99-year leasehold, completed in 2014, has 416 units, developed by Keppel Land. 99YR tenure — about 85 years remaining — no near-term decay concern. 416 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 Pasir Ris
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