RPS · Resale Project Scorecard
Watertown — Grade S
RPS score 7.61/10 · D19 · Hougang, Punggol, Sengkang · 992 units · scored across 7 weighted factors — methodology published.
99YR · Bukit Sembawang Estates · TOP 2017
Top-tier project across nearly every dimension. Standout strengths: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 9/10
Avg Ann. of +2.58% — near-median performance within its 2017-era cohort (67th percentile).
6 primary schools within 1km (nearest: VALOUR PRIMARY SCHOOL at 0.26km). Strong school proximity — a genuine advantage for young families.
992 units — good project size supporting active resale market and adequate facilities.
140m from Punggol Lrt Stn (PTC) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.36% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Exceptional future-catalyst exposure — closest driver: Punggol Digital District at 0.99km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
Primary schools within 1km: Valour Primary School, Punggol VIEW Primary School, Punggol Green Primary School, Punggol COVE Primary School, Edgefield Primary School, Oasis Primary School.
The verdict· Scores updated September 2026
Watertown scores 7.61 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 146th of 2,357 resale condos scored in Singapore and 36th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are MRT Proximity (9/10) and Future Transformation (9/10); its weakest is Rental Yield (5/10). Top-tier project across nearly every dimension. Standout strengths: MRT access, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Watertown
12 months to September 2026 (Oct 2025 – Sep 2026): 37 resale transactions, median $1,656 psf, median price $970,000. Median PSF is down 2.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,703 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,686 psf | $980,000 |
| Jan–Mar 2026 | 14 | $1,720 psf | $1.19M |
| Apr–Jun 2026 | 12 | $1,622 psf | $943,444 |
| Jul–Sep 2026 | 5 | $1,593 psf | $950,000 |
| 12-month total | 37 | $1,656 psf | $970,000 |
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.
Watertown: frequently asked questions
Answers generated from the scorecard data — RPS rank 146th of 2,357, scores updated September 2026.
- Is Watertown a good buy in 2026?
- Watertown scores 7.61/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 146th of 2,357 Singapore resale condos and 36th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: MRT access, 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 Watertown?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 37 resale transactions at Watertown, at a median of $1,656 psf and a median price of $970,000 (range $1,435 psf to $2,233 psf). The median PSF is down 2.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,703 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Watertown from the nearest MRT station?
- The nearest rail stop to Watertown is Punggol LRT (PTC), about 140m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Watertown scores 9/10 on it.
- How does Watertown compare with The Springbloom?
- The Springbloom is the project scored next to Watertown on the District 19 ranking: 7.64 (Grade S) against Watertown's 7.61 (Grade S). Watertown scores higher on Future Transformation (9 vs 3) and Tenure (8 vs 5); The Springbloom scores higher on Primary School Effect (8 vs 10) and Project's Historical Performance (7 vs 8).
- Which primary schools are within 1km of Watertown?
- 6 primary schools are within 1km of Watertown: Valour Primary School, Punggol VIEW Primary School, Punggol Green Primary School, Punggol COVE Primary School, Edgefield Primary School, Oasis Primary School. 6 primary schools within 1km (nearest: VALOUR PRIMARY SCHOOL at 0.26km). Strong school proximity — a genuine advantage for young families. Watertown 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 Watertown, and how big is the project?
- Watertown is 99-year leasehold, completed in 2017, has 992 units, developed by Bukit Sembawang Estates. 99YR tenure — about 84 years remaining — no near-term decay concern. 992 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
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