Resale Project Scorecard
Waterscape @ Cavenagh
D09 · Orchard, River Valley · freehold · completed 2014 · 200 units
Grade C, 5.29 out of 10, the 161st highest score among 205 resale condos in District 9.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 5
- To Somerset MRT
- 430 m
Artist's impression: Waterscape at Cavenagh brochure, Cavenagh Properties Pte Ltd
Waterscape @ Cavenagh Score
- C
- Grade
- Score out of 10
- 5.29
- Highest score among 205 resale condos in District 9
- 161st
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: rental yield, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +0.14% — bottom 19% within its 2014-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 4/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Anglo-Chinese School (Junior) at 0.35km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Anglo-Chinese School (Junior)
- St. Margaret's School (Primary)
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%5/10
200 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
430 m from Somerset MRT (NS23) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.73% — below-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.01km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Waterscape @ Cavenagh scores 5.29
Waterscape @ Cavenagh scores 5.29 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1799th of 2,350 resale condos scored in Singapore and 161st of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoWaterscape @ Cavenagh | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 4/10 | −0.50 | 7% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 8% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 62% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 0% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 33% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 49% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Waterscape @ Cavenagh and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Waterscape @ Cavenagh Prices
By unit type at Waterscape @ Cavenagh
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,313 sq ft | 1,313 sq ft | $2.78M to $2.87M | $2,132 psf | 3 |
Past transactions at Waterscape @ Cavenagh
49 resales, Nov 2021 to Oct 2026 · median $1,993 psf · $1,038,000 to $3,288,888 · 24 of the 37 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 May 2026 | 65C Cavenagh Road | 5 | #05-20203BR · Blk 65C | 3BR | 1,313 | $2,182 | $2,865,500 | Resale |
| 27 Feb 2026 | 65A Cavenagh Road | 6 | #06-07071BR · Blk 65A | 1BR | 581 | $1,978 | $1,150,000 | Resale |
| 21 Jan 2026 | 65 Cavenagh Road | 3 | #03-02023BR · Blk 65 | 3BR | 1,313 | $2,117 | $2,780,000 | Resale |
| 21 Nov 2025 | 65B Cavenagh Road | 3 | #03-18182BR · Blk 65B | 2BR | 1,066 | $1,783 | $1,900,000 | Resale |
| 7 Nov 2025 | 65 Cavenagh Road | 5 | #05-03033BR · Blk 65 | 3BR | 1,313 | $2,132 | $2,800,000 | Resale |
| 18 Sep 2025 | 65B Cavenagh Road | 3 | #03-13131BR · Blk 65B | 1BR | 581 | $1,961 | $1,140,000 | Resale |
| 5 Aug 2025 | 65C Cavenagh Road | 4 | #04-24243BR · Blk 65C | 3BR | 1,313 | $2,208 | $2,900,000 | Resale |
| 9 Jun 2025 | 65A Cavenagh Road | 2 | #02-12123BR · Blk 65A | 3BR | 1,313 | $2,003 | $2,631,000 | Resale |
| 9 May 2025 | 65C Cavenagh Road | 4 | #04-19191BR · Blk 65C | 1BR | 581 | $1,990 | $1,156,800 | Resale |
| 27 Feb 2025 | 65 Cavenagh Road | 4 | #04-02023BR · Blk 65 | 3BR | 1,313 | $2,140 | $2,810,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 7 | $1,881 psf | $2,153 psf |
| Feb–Apr 2022 | 3 | $1,981 psf | $2,140 psf |
| May–Jul 2022 | 5 | $1,980 psf | $2,074 psf |
| Aug–Oct 2022 | 2 | $2,136 psf | $2,184 psf |
| Nov 2022 – Jan 2023 | — | — | $2,193 psf |
| Feb–Apr 2023 | 3 | $1,883 psf | $2,192 psf |
| May–Jul 2023 | 3 | $2,041 psf | $2,138 psf |
| Aug–Oct 2023 | 1 | — | $2,198 psf |
| Nov 2023 – Jan 2024 | — | — | $2,280 psf |
| Feb–Apr 2024 | 4 | $1,978 psf | $2,165 psf |
| May–Jul 2024 | 4 | $2,072 psf | $2,228 psf |
| Aug–Oct 2024 | 2 | $1,938 psf | $2,238 psf |
| Nov 2024 – Jan 2025 | 3 | $2,130 psf | $2,301 psf |
| Feb–Apr 2025 | 3 | $2,177 psf | $2,305 psf |
| May–Jul 2025 | 2 | $1,997 psf | $2,306 psf |
| Aug–Oct 2025 | 2 | $2,085 psf | $2,265 psf |
| Nov 2025 – Jan 2026 | 3 | $2,117 psf | $2,331 psf |
| Feb–Apr 2026 | 1 | — | $2,420 psf |
| May–Jul 2026 | 1 | — | $2,395 psf |
| Aug–Oct 2026 | — | — | $2,245 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +0.3% a year, ranked 36 of 48 in D09 and 680 of 715 condos. See the most profitable condos in D09 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Waterscape @ Cavenagh Rent
- Median rent a month
- $3,700 to $7,500
- Gross yield
- 2.8%
- Rental contracts
- 85
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,700 | $3,600 to $3,800 | — | 25 |
| 2-bedroom | $5,500 | $5,190 to $5,600 | — | 24 |
| 3-bedroom | $6,600 | $6,300 to $7,150 | 2.8% | 31 |
| 4-bedroom | $7,500 | $7,400 to $8,500 | — | 5 |
Rental contracts at Waterscape @ Cavenagh
85 contracts, Sep 2025 to Aug 2026 · median $5,600 a month · $3,500 to $11,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,650 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,100 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,850 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,300 |
| Aug 2026 | 4BR | 1,500 to 1,600 sq ft | $7,400 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,500 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,600 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,650 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Waterscape @ Cavenagh By stack
- Highest, stack 24
- $2,170 psf
- Lowest, stack 08
- $1,815 psf
- Stacks with 2+ resales
- 13
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,132 psf | 1,313 sq ft | Levels 3 to 5 | 3 |
| 03 | $2,075 psf | 1,313 sq ft | Level 5 | 2 |
| 07 | $1,882 psf | 581 sq ft | Levels 3 to 6 | 2 |
| 08 | $1,815 psf | 1,066 sq ft | Levels 3 to 5 | 2 |
| 11 | $2,038 psf | 1,346 sq ft | Levels 2 to 3 | 2 |
| 12 | $2,090 psf | 1,313 sq ft | Levels 2 to 6 | 3 |
| 14 | $2,079 psf | 1,313 sq ft | Levels 3 to 6 | 2 |
| 15 | $2,138 psf | 1,346 sq ft | Levels 2 to 3 | 2 |
Show the other 5 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 18 | $1,825 psf | 1,066 sq ft | Levels 2 to 3 | 2 |
| 20 | $2,081 psf | 1,313 sq ft | Levels 4 to 5 | 2 |
| 21 | $1,889 psf | 1,184 sq ft | Levels 2 to 4 | 2 |
| 22 | $1,993 psf | 592 sq ft | Levels 2 to 5 | 3 |
| 24 | $2,170 psf | 1,313 sq ft | Levels 4 to 6 | 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 →
Waterscape @ Cavenagh Floor plans
58 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom7 plans · 581 to 754 sq ft
2-Bedroom16 plans · 1,033 to 1,389 sq ft
3-Bedroom29 plans · 1,216 to 2,992 sq ft
4-Bedroom6 plans · 1,561 to 2,809 sq ft
Floor plans: Waterscape at Cavenagh brochure (each type with its unit numbers and key plan). Developer's plans, not drawn to scale. Areas as printed in the brochure.
Waterscape @ Cavenagh Site plan
Every block in 3D, with the sun on each home →
Site plan: Waterscape at Cavenagh brochure (blocks 65 to 65E on Cavenagh Road; stack positions from the brochure's unit listing key plan). Developer's illustration, artist's impression, not drawn to scale.
Waterscape @ Cavenagh Notes
How these numbers are worked out
- Grade C places Waterscape @ Cavenagh 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: $2,117 psf at Waterscape @ Cavenagh against $2,356 psf across District 9, 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 $2,135 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (14 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 5 resale caveats at Waterscape @ Cavenagh ranged from $1,783 psf to $2,182 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 Somerset MRT (NS23), 430 m 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 Waterscape @ Cavenagh for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.