Resale Project Scorecard
Watercolours
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2014 · 416 units
Grade S, 7.49 out of 10, the 15th highest score among 43 resale condos in District 18.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 85 yrs
- Resales, 12 months to Oct 2026
- 24
- To Pasir Ris MRT
- 1.2 km
Artist's impression: Huge Development Pte Ltd
Watercolours Score
- S
- Grade
- Score out of 10
- 7.49
- Highest score among 43 resale condos in District 18
- 15th
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
Project's Historical Performance25%10/10
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.
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Casuarina Primary School at 0.33km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Casuarina Primary School
- Pasir Ris Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
416 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%4/10
1.2 km from Pasir Ris MRT (EW1 / CR5) — weaker MRT access, likely requires bus or car for most trips.
The district median is 6/10.
Rental Yield10%7/10
Rental yield of 3.96% — strong income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 85 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
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.
The district median is 5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Watercolours scores 7.49
Watercolours scores 7.49 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 194th of 2,350 resale condos scored in Singapore and 15th of 43 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).
| Factor | This condoWatercolours | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 86% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 10% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 5% of district |
| MRT Proximity13% | 4/10 | 6/10 | −0.26 | 2% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 60% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 5/10 | 5/10 | ±0.00 | 50% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Watercolours and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Watercolours Prices
By unit type at Watercolours
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom823 sq ft | 823 sq ft | $1.00M | $1,222 psf | 2 |
| 3-bedroom958 sq ft | 958 sq ft | $750,000 to $1.94M | $1,219 psf | 19 |
| 4-bedroom1,238 sq ft | 1,238 sq ft | $1.58M to $2.33M | $1,280 psf | 3 |
Past transactions at Watercolours
24 resales, Nov 2025 to Oct 2026 · median $1,222 psf · $750,000 to $2,325,000 · all 24 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 26 Aug 2026 | 23 Pasir Ris Link | 4 | #04-07073BR · Blk 23 | 3BR | 915 | $1,219 | $1,115,000 | Resale |
| 19 Aug 2026 | 29 Pasir Ris Link | 5 | #05-24243BR · Blk 29 | 3BR | 937 | $1,281 | $1,200,000 | Resale |
| 31 Jul 2026 | 29 Pasir Ris Link | 12 | #12-20203BR · Blk 29 | 3BR | 1,625 | $1,152 | $1,872,000 | Resale |
| 31 Jul 2026 | 31 Pasir Ris Link | 8 | #08-27274BR · Blk 31 | 4BR | 1,238 | $1,293 | $1,600,000 | Resale |
| 27 Jul 2026 | 33 Pasir Ris Link | 10 | #10-30303BR · Blk 33 | 3BR | 1,141 | $1,323 | $1,510,000 | Resale |
| 20 Jul 2026 | 23 Pasir Ris Link | 1 | #01-08083BR · Blk 23 | 3BR | 1,485 | $1,010 | $1,500,000 | Resale |
| 24 Jun 2026 | 35 Pasir Ris Link | 7 | #07-35353BR · Blk 35 | 3BR | 958 | $1,200 | $1,150,000 | Resale |
| 17 Jun 2026 | 21 Pasir Ris Link | 3 | #03-06063BR · Blk 21 | 3BR | 937 | $1,281 | $1,200,000 | Resale |
| 2 Jun 2026 | 21 Pasir Ris Link | 3 | #03-03033BR · Blk 21 | 3BR | 915 | $1,244 | $1,138,000 | Resale |
| 29 May 2026 | 23 Pasir Ris Link | 1 | #01-07073BR · Blk 23 | 3BR | 1,206 | $1,078 | $1,300,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 2 | $1,230 psf | $1,455 psf |
| Dec 2025 | 1 | — | $1,496 psf |
| Jan 2026 | 3 | $1,216 psf | $1,458 psf |
| Feb 2026 | 3 | $1,188 psf | $1,420 psf |
| Mar 2026 | 1 | — | $1,467 psf |
| Apr 2026 | 2 | $1,136 psf | $1,519 psf |
| May 2026 | 3 | $1,078 psf | $1,466 psf |
| Jun 2026 | 3 | $1,244 psf | $1,495 psf |
| Jul 2026 | 4 | $1,223 psf | $1,457 psf |
| Aug 2026 | 2 | $1,250 psf | $1,482 psf |
| Sep 2026 | — | — | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 9 of 41 in D18 and 172 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Watercolours Rent
- Median rent a month
- $3,200 to $3,750
- Gross yield
- 3.8%
- Rental contracts
- 28
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,200 | $3,180 to $3,400 | 3.8% | 8 |
| 3-bedroom | $3,750 | $3,500 to $4,000 | 3.8% | 20 |
Rental contracts at Watercolours
29 contracts, Sep 2025 to Aug 2026 · median $3,600 a month · $3,000 to $4,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $3,600 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,000 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,200 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $3,400 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| May 2026 | 2BR | 800 to 900 sq ft | $3,400 |
| May 2026 | 3BR | 900 to 1,000 sq ft | $3,400 |
| May 2026 | 3BR | 1,000 to 1,100 sq ft | $3,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Watercolours By stack
- Highest, stack 30
- $1,321 psf
- Lowest, stack 18
- $992 psf
- Stacks with 2+ resales
- 34
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,099 psf | 953 sq ft | Levels 3 to 10 | 2 |
| 02 | $1,028 psf | 958 sq ft | Levels 1 to 9 | 5 |
| 03 | $1,244 psf | 947 sq ft | Levels 3 to 12 | 3 |
| 04 | $1,083 psf | 823 sq ft | Levels 1 to 10 | 4 |
| 05 | $1,191 psf | 786 sq ft | Levels 3 to 11 | 4 |
| 06 | $1,022 psf | 969 sq ft | Levels 3 to 10 | 5 |
| 07 | $1,013 psf | 953 sq ft | Levels 1 to 11 | 6 |
| 08 | $1,116 psf | 1,189 sq ft | Levels 1 to 9 | 4 |
Show the other 26 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,150 psf | 1,238 sq ft | Levels 1 to 9 | 4 |
| 11 | $1,136 psf | 1,001 sq ft | Levels 4 to 12 | 3 |
| 13 | $1,150 psf | 1,308 sq ft | Levels 2 to 12 | 4 |
| 14 | $1,073 psf | 958 sq ft | Levels 7 to 12 | 3 |
| 15 | $1,006 psf | 915 sq ft | Levels 4 to 7 | 3 |
| 16 | $1,111 psf | 1,281 sq ft | Levels 3 to 8 | 4 |
| 17 | $1,105 psf | 1,141 sq ft | Levels 4 to 11 | 4 |
| 18 | $992 psf | 915 sq ft | Levels 4 to 7 | 3 |
| 19 | $1,228 psf | 953 sq ft | Levels 4 to 11 | 2 |
| 20 | $1,206 psf | 1,012 sq ft | Levels 2 to 12 | 4 |
| 21 | $1,243 psf | 931 sq ft | Levels 4 to 9 | 4 |
| 22 | $1,247 psf | 743 sq ft | Levels 3 to 12 | 5 |
| 23 | $1,190 psf | 786 sq ft | Levels 1 to 12 | 6 |
| 24 | $1,276 psf | 937 sq ft | Levels 4 to 7 | 4 |
| 25 | $1,058 psf | 1,098 sq ft | Levels 1 to 11 | 6 |
| 26 | $1,222 psf | 1,141 sq ft | Levels 1 to 9 | 4 |
| 27 | $1,091 psf | 1,238 sq ft | Levels 4 to 8 | 3 |
| 28 | $1,027 psf | 958 sq ft | Levels 1 to 9 | 4 |
| 29 | $1,224 psf | 1,001 sq ft | Levels 3 to 10 | 5 |
| 30 | $1,321 psf | 1,141 sq ft | Levels 2 to 10 | 3 |
| 31 | $1,226 psf | 1,308 sq ft | Levels 1 to 6 | 4 |
| 32 | $1,191 psf | 915 sq ft | Levels 4 to 12 | 5 |
| 33 | $1,081 psf | 1,141 sq ft | Levels 8 to 10 | 2 |
| 34 | $1,184 psf | 958 sq ft | Levels 2 to 11 | 4 |
| 35 | $1,207 psf | 958 sq ft | Levels 5 to 8 | 4 |
| 36 | $1,048 psf | 1,308 sq ft | Levels 2 to 10 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Watercolours Floor plans
45 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom4 plans · 743 to 1,001 sq ft
3-Bedroom33 plans · 915 to 1,873 sq ft
4-Bedroom8 plans · 1,238 to 2,282 sq ft
Floor plans: Huge Development Pte Ltd, Watercolours floor plan book. Developer's plans, approximate and subject to change.
Watercolours Site plan
Every block in 3D, with the sun on each home →
Site plan: Huge Development Pte Ltd. Artist's impression, not to scale and subject to change.
Watercolours Notes
How these numbers are worked out
- Grade S places Watercolours in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,222 psf at Watercolours against $1,474 psf across District 18, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,253 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 24 resale caveats at Watercolours ranged from $774 psf to $1,323 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Pasir Ris MRT (EW1 / CR5), 1.2 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Watercolours for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.