SGrade

Resale Project Scorecard

Watertown

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2017 · 992 units

Grade S, 7.74 out of 10, the 39th highest score among 180 resale condos in District 19.

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: 84 yrs
Resales, 12 months to Oct 2026: 43
To Punggol MRT: 80 m

Photo: Deoma12, CC BY-SA 4.0 (Wikimedia Commons)

Watertown Score

S
Grade
Score out of 10: 7.74
Highest score among 180 resale condos in District 19: 39th

Top-tier project across nearly every dimension. Standout strengths: MRT access, future transformation.

Project's Historical Performance25%7/10

Avg Ann. of +2.58% — near-median performance within its 2017-era cohort (67th percentile).

The district median is 7/10.

Primary School Effect20%8/10

6 primary schools within 1km (nearest: Valour Primary School at 0.19km). Strong school proximity — a genuine advantage for young families.

The district median is 9/10.

Valour Primary School
Punggol View Primary School
Punggol Cove Primary School
Punggol Green Primary School
Edgefield Primary School
Oasis 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

992 units — good project size supporting active resale market and adequate facilities.

The district median is 3/10.

MRT Proximity13%10/10

80 m from Punggol MRT (NE17 / PTC / CP4) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 7.5/10.

Rental Yield10%5/10

Rental yield of 3.36% — above-average income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%9/10

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.

The district median is 4/10.

Scores updated October 2026. On the map →

Why Watertown scores 7.74

Watertown scores 7.74 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 138th of 2,350 resale condos scored in Singapore and 39th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are MRT Proximity (10/10) and Future Transformation (9/10); its weakest is Rental Yield (5/10).

Factor	This condoWatertown	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	7/10	7/10	±0.00	49% of district
Primary School Effect20%	8/10	9/10	−0.20	28% of district
Project Size16%	8/10	3/10	+0.80	67% of district
MRT Proximity13%	10/10	7.5/10	+0.33	92% of district
Rental Yield10%	5/10	5/10	±0.00	48% of district
Tenure10%	8/10	10/10	−0.20	11% of district
Future Transformation6%	9/10	4/10	+0.30	97% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Watertown and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Watertown Prices

By unit type at Watertown

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom581 sq ft	581 sq ft	$865,000 to $1.19M	$1,618 psf	28
2-bedroom861 sq ft	861 sq ft	$870,000 to $1.65M	$1,747 psf	8
3-bedroom1,109 sq ft	1,109 sq ft	$2.18M to $2.48M	$2,039 psf	3
4-bedroom1,362 sq ft	1,362 sq ft	$2.86M to $3.03M	$2,155 psf	4

Past transactions at Watertown

Unit

43 resales, Nov 2025 to Oct 2026 · median $1,685 psf · $865,000 to $3,028,888 · 42 of the 42 with a purchase on record sold at a profit

								Sale
23 Sep 2026	71 Punggol Central	3	#03-53532BR · Blk 71	2BR	926	$1,458	$1,350,000	Resale
18 Sep 2026	73 Punggol Central	13	#13-70701BR · Blk 73	1BR	571	$1,841	$1,050,000	Resale
15 Sep 2026	65 Punggol Central	12	#12-11112BR · Blk 65	2BR	915	$1,793	$1,640,888	Resale
15 Sep 2026	73 Punggol Central	10	#10-74741BR · Blk 73	1BR	571	$1,706	$973,000	Resale
10 Sep 2026	71 Punggol Central	10	#10-35352BR · Blk 71	2BR	807	$1,685	$1,360,000	Resale
9 Sep 2026	69 Punggol Central	8	#08-22221BR · Blk 69	1BR	527	$1,716	$905,000	Resale
7 Sep 2026	71 Punggol Central	6	#06-37371BR · Blk 71	1BR	581	$1,562	$908,000	Resale
3 Sep 2026	73 Punggol Central	4	#04-68681BR · Blk 73	1BR	581	$1,557	$904,888	Resale
3 Aug 2026	79 Punggol Central	10	#10-86864BR · Blk 79	4BR	1,356	$2,233	$3,028,888	Resale
17 Jul 2026	73 Punggol Central	5	#05-61611BR · Blk 73	1BR	581	$1,600	$930,000	Resale

Median PSF by month

WatertownD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	2	$1,686 psf	$1,614 psf
Dec 2025	3	$1,823 psf	$1,637 psf
Jan 2026	6	$1,648 psf	$1,627 psf
Feb 2026	5	$2,109 psf	$1,597 psf
Mar 2026	3	$1,722 psf	$1,652 psf
Apr 2026	2	$1,864 psf	$1,646 psf
May 2026	3	$1,630 psf	$1,599 psf
Jun 2026	7	$1,609 psf	$1,640 psf
Jul 2026	3	$1,593 psf	$1,674 psf
Aug 2026	1	—	$1,642 psf
Sep 2026	8	$1,696 psf	$1,612 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +2.9% a year, ranked 57 of 78 in D19 and 443 of 715 condos. See the most profitable condos in D19 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Watertown Rent

Median rent a month: $3,080 to $6,800
Gross yield: 2.7% to 3.9%
Rental contracts: 271

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,080	$3,000 to $3,200	3.9%	184
2-bedroom	$4,000	$3,800 to $4,200	3.4%	54
3-bedroom	$5,400	$5,280 to $5,500	2.7%	28
4-bedroom	$6,800	$6,600 to $6,800	2.8%	5

Rental contracts at Watertown

346 contracts, Sep 2025 to Aug 2026 · median $3,100 a month · $2,400 to $6,900

Month	Type	Size	Rent a month
Aug 2026	1BR	500 to 600 sq ft	$2,750
Aug 2026	1BR	500 to 600 sq ft	$2,900
Aug 2026	1BR	500 to 600 sq ft	$2,900
Aug 2026	1BR	500 to 600 sq ft	$2,900
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Watertown By stack

Highest, stack 76: $2,002 psf
Lowest, stack 40: $1,443 psf
Stacks with 2+ resales: 69

Stack	Median PSF	Size	Sold on	Sales
02	$1,850 psf	1,130 sq ft	Levels 3 to 10	2
04	$1,709 psf	904 sq ft	Levels 9 to 11	2
05	$1,561 psf	904 sq ft	Levels 3 to 8	2
06	$1,685 psf	915 sq ft	Levels 5 to 12	4
09	$1,769 psf	1,120 sq ft	Levels 2 to 10	3
11	$1,797 psf	915 sq ft	Levels 5 to 12	2
12	$1,604 psf	904 sq ft	Levels 4 to 8	2
14	$1,523 psf	1,195 sq ft	Levels 7 to 13	3

Show the other 61 stacks

Stack	Median PSF	Size	Sold on	Sales
15	$1,877 psf	1,367 sq ft	Levels 2 to 12	4
17	$1,608 psf	560 sq ft	Levels 5 to 11	3
18	$1,823 psf	571 sq ft	Levels 6 to 13	3
20	$1,650 psf	581 sq ft	Levels 2 to 11	6
21	$1,531 psf	581 sq ft	Levels 7 to 13	3
22	$1,631 psf	527 sq ft	Levels 2 to 8	4
23	$1,498 psf	527 sq ft	Levels 3 to 9	5
24	$1,635 psf	527 sq ft	Levels 2 to 13	6
25	$1,598 psf	527 sq ft	Levels 4 to 11	5
26	$1,558 psf	592 sq ft	Levels 2 to 5	2
27	$1,620 psf	581 sq ft	Levels 4 to 12	2
28	$1,686 psf	527 sq ft	Levels 8 to 13	2
29	$1,718 psf	571 sq ft	Levels 7 to 12	2
30	$1,488 psf	560 sq ft	Levels 4 to 10	4
31	$1,633 psf	571 sq ft	Levels 2 to 13	4
32	$1,691 psf	571 sq ft	Levels 7 to 13	4
33	$1,595 psf	571 sq ft	Levels 10 to 12	3
34	$1,757 psf	571 sq ft	Levels 12 to 13	2
35	$1,527 psf	807 sq ft	Levels 4 to 10	4
36	$1,584 psf	603 sq ft	Levels 4 to 8	3
37	$1,548 psf	581 sq ft	Levels 3 to 11	4
39	$1,543 psf	603 sq ft	Levels 6 to 13	5
40	$1,443 psf	603 sq ft	Levels 4 to 11	4
41	$1,601 psf	603 sq ft	Levels 7 to 11	3
42	$1,539 psf	581 sq ft	Levels 9 to 11	2
43	$1,600 psf	581 sq ft	Levels 6 to 12	3
44	$1,593 psf	603 sq ft	Levels 11 to 13	3
45	$1,522 psf	603 sq ft	Levels 4 to 6	2
46	$1,566 psf	603 sq ft	Levels 6 to 11	4
47	$1,551 psf	603 sq ft	Levels 4 to 12	3
48	$1,491 psf	603 sq ft	Levels 4 to 12	4
49	$1,580 psf	581 sq ft	Levels 12 to 13	2
50	$1,557 psf	581 sq ft	Levels 5 to 11	5
52	$1,627 psf	807 sq ft	Levels 5 to 9	4
53	$1,546 psf	807 sq ft	Levels 3 to 10	3
54	$1,558 psf	807 sq ft	Levels 5 to 7	2
55	$1,728 psf	807 sq ft	Levels 6 to 13	6
56	$1,585 psf	807 sq ft	Levels 3 to 12	4
61	$1,594 psf	581 sq ft	Levels 3 to 10	4
62	$1,579 psf	581 sq ft	Levels 9 to 13	3
64	$1,649 psf	527 sq ft	Levels 5 to 12	5
65	$1,479 psf	527 sq ft	Levels 5 to 13	3
66	$1,612 psf	527 sq ft	Levels 3 to 14	5
67	$1,620 psf	581 sq ft	Levels 9 to 13	2
68	$1,583 psf	581 sq ft	Levels 4 to 10	2
70	$1,676 psf	571 sq ft	Levels 7 to 14	4
71	$1,604 psf	571 sq ft	Levels 4 to 13	4
72	$1,589 psf	571 sq ft	Levels 5 to 6	2
73	$1,578 psf	608 sq ft	Levels 3 to 4	2
74	$1,608 psf	571 sq ft	Levels 3 to 14	6
76	$2,002 psf	1,356 sq ft	Levels 7 to 12	2
77	$1,821 psf	1,109 sq ft	Levels 9 to 13	4
78	$1,710 psf	1,109 sq ft	Levels 9 to 11	3
80	$1,584 psf	1,109 sq ft	Levels 3 to 13	4
81	$1,836 psf	1,356 sq ft	Levels 4 to 14	3
82	$1,915 psf	1,216 sq ft	Levels 4 to 12	3
83	$1,743 psf	1,173 sq ft	Levels 5 to 8	2
84	$1,793 psf	1,195 sq ft	Level 10	2
85	$1,994 psf	1,367 sq ft	Levels 7 to 11	4
86	$1,991 psf	1,356 sq ft	Levels 5 to 10	5
90	$1,744 psf	958 sq ft	Levels 4 to 11	4

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Watertown Notes

How these numbers are worked out

Grade S places Watertown 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: $1,685 psf at Watertown against $1,635 psf across District 19, 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 $1,712 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 (12 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 43 resale caveats at Watertown ranged from $1,435 psf to $2,233 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2017, 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 Punggol MRT (NE17 / PTC / CP4), 80 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 6 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 Watertown for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Watertown Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 84 years
Completed: 2017
Total units: 992

Watertown Nearby

MRT and LRT (5)

Punggol (NE17 / PTC / CP4)80 m
Sam Kee (PW1)LRT350 m
Sumang (PW6)LRT360 m
Soo Teck (PW7)LRT470 m
Nibong (PW5)LRT550 m

Primary schools within 1 km (6)

Valour Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 49 Punggol Central190 m
Punggol View Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 9 Punggol Place240 m
Punggol Cove Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 52 Sumang Walk490 m
Punggol Green Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 98 Punggol Walk500 m
Edgefield Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 41 Edgefield Plains770 m
Oasis Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 71 Edgefield Plains850 m

Bus stops (5)

Punggol Stn/IntPunggol CtrlBuses 34, 39, 39A, 43, 43A, 43e, 44, 118, 118A, 381, 384, 45980 m
Punggol Stn/Waterway PtPunggol CtrlBuses 34, 34A, 39, 39B, 44, 381, 459160 m
Bef Blk 264Punggol CtrlBuses 34, 39, 39A, 43, 43A, 43e, 44, 118, 118A, 381, 384210 m
Opp Punggol View Pr SchPunggol PlBuses 50, 117, 117M, 382, 382W210 m
Punggol View Pr SchPunggol PlBuses 50, 117, 117M, 382, 382G230 m

Secondary schools (5)

Yusof Ishak Secondary School8 Sumang Walk570 m
Edgefield Secondary School36 Punggol Field600 m
Punggol Secondary School51 Edgefield Plains880 m
Compassvale Secondary School51 Compassvale Crescent1.1 km
Greendale Secondary School51 Edgedale Plains1.5 km

Childcare (5)

My First Skool83 Punggol Central, #02-12, Waterway Point20 m
Greenland Childcare @ Punggol308A Punggol Walk, #01-448, Waterway Terraces I110 m
My First Skool2 Punggol Drive160 m
My First Skool306A Punggol Place, #02-47290 m
PCF Sparkletots Preschool @ Punggol West Blk 271A271A Punggol Walk #01-509300 m

Straight-line distances from the nearest block of Watertown, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Watertown, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Watertown Similar condos

All 180 in District 19 →These Are Our Top 5 Condos in Punggol →

Live on PropertyGuruSee Watertown listings for sale Ask TRIBE on WhatsApp

Watertown Questions

What does Watertown's RPS grade say — and not say — in 2026?

Watertown scores 7.74/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 138th of 2,350 Singapore resale condos and 39th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: MRT access, future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Watertown score Grade S, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; Watertown scores 7.74, 1.00 point above it. It gains most from Project Size (8/10 against a median of 3, +0.80), MRT Proximity (10/10 against a median of 7.5, +0.33) and Future Transformation (9/10 against a median of 4, +0.30). It gives up most on Primary School Effect (8/10 against a median of 9, −0.20) and Tenure (8/10 against a median of 10, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Watertown?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 43 resale transactions at Watertown, at a median of $1,685 psf and a median price of $978,000 (range $1,435 psf to $2,233 psf). The median PSF is down 1.6% on the previous 12 months (Nov 2024 – Oct 2025, $1,712 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Watertown cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 581 sq ft sold for $865,000 to $1.19M (28 sales), 2-bedroom units of about 861 sq ft sold for $870,000 to $1.65M (8 sales), 3-bedroom units of about 1,109 sq ft sold for $2.18M to $2.48M (3 sales) and 4-bedroom units of about 1,362 sq ft sold for $2.86M to $3.03M (4 sales) at Watertown. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Watertown, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $3,080 a month (184 contracts, about 3.9% gross yield), 2-bedroom units let at a median of $4,000 a month (54 contracts, about 3.4% gross yield), 3-bedroom units let at a median of $5,400 a month (28 contracts, about 2.7% gross yield) and 4-bedroom units let at a median of $6,800 a month (5 contracts, about 2.8% gross yield) at Watertown, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Watertown from the nearest MRT station?

Watertown is about 80 m from Punggol MRT (NE17 / PTC / CP4), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Watertown compare with Riverparc Residence?

Riverparc Residence is the project scored next to Watertown on the District 19 ranking: 7.76 (Grade S) against Watertown's 7.74 (Grade S). Watertown scores higher on MRT Proximity (10 vs 2) and Future Transformation (9 vs 8); Riverparc Residence scores higher on Project's Historical Performance (10 vs 7) and Project Size (10 vs 8).

Which primary schools are within 1km of Watertown?

6 primary schools are within 1km of Watertown on OneMap's School Query, measured from the development's nearest block: Valour Primary School, Punggol View Primary School, Punggol Cove Primary School, Punggol Green Primary School, Edgefield Primary School, Oasis Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. 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, was completed in 2017 and has 992 units. 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%.