Resale Project Scorecard
Waterview
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2014 · 696 units
Grade S, 8.05 out of 10, the 10th 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
- 83 yrs
- Resales, 12 months to Oct 2026
- 14
- To Tampines West MRT
- 1.3 km
Photo: Sim Lian Group
Waterview Score
- S
- Grade
- Score out of 10
- 8.05
- Highest score among 43 resale condos in District 18
- 10th
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: MRT access.
Project's Historical Performance25%9/10
Avg Ann. of +2.55% — top-quartile performance within its 2014-era cohort (86th percentile).
The district median is 7/10.
Primary School Effect20%10/10
1 primary school within 1km (St. Hilda's Primary School, 0.98km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.
The district median is 8/10.
- St. Hilda's 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%10/10
696 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%4/10
1.3 km from Tampines West MRT (DT31) — weaker MRT access, likely requires bus or car for most trips.
The district median is 6/10.
Rental Yield10%5/10
Rental yield of 3.25% — above-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.61km. 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 →
Why Waterview scores 8.05
Waterview scores 8.05 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 92nd of 2,350 resale condos scored in Singapore and 10th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is MRT Proximity (4/10).
| Factor | This condoWaterview | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 69% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 57% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 60% of district |
| MRT Proximity13% | 4/10 | 6/10 | −0.26 | 2% of district |
| Rental Yield10% | 5/10 | 6/10 | −0.10 | 10% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 6/10 | 5/10 | +0.06 | 79% 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 Waterview 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.
Waterview Prices
By unit type at Waterview
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom856 sq ft | 856 sq ft | $1.18M to $1.37M | $1,488 psf | 4 |
| 3-bedroom1,184 sq ft | 1,184 sq ft | $1.82M to $2.01M | $1,597 psf | 8 |
| 4-bedroom1,259 sq ft | 1,259 sq ft | $1.99M | $1,579 psf | 2 |
Past transactions at Waterview
14 resales, Nov 2025 to Oct 2026 · median $1,564 psf · $1,175,000 to $2,108,000 · all 14 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Sep 2026 | 85 Tampines Avenue 1 | 14 | #14-27273BR · Blk 85 | 3BR | 1,130 | $1,672 | $1,890,000 | Resale |
| 8 Sep 2026 | 85 Tampines Avenue 1 | 5 | #05-28283BR · Blk 85 | 3BR | 1,184 | $1,598 | $1,892,000 | Resale |
| 13 Aug 2026 | 95 Tampines Avenue 1 | 3 | #03-47473BR · Blk 95 | 3BR | 1,184 | $1,537 | $1,820,000 | Resale |
| 20 Jul 2026 | 81 Tampines Avenue 1 | 5 | #05-17173BR · Blk 81 | 3BR | 1,141 | $1,595 | $1,820,000 | Resale |
| 9 Jun 2026 | 93 Tampines Avenue 1 | 8 | #08-43433BR · Blk 93 | 3BR | 1,184 | $1,698 | $2,010,000 | Resale |
| 4 Jun 2026 | 77 Tampines Avenue 1 | 7 | #07-11112BR · Blk 77 | 2BR | 786 | $1,495 | $1,175,000 | Resale |
| 13 May 2026 | 81 Tampines Avenue 1 | 8 | #08-18184BR · Blk 81 | 4BR | 1,324 | $1,592 | $2,108,000 | Resale |
| 8 May 2026 | 87 Tampines Avenue 1 | 5 | #05-31312BR · Blk 87 | 2BR | 926 | $1,480 | $1,370,000 | Resale |
| 7 May 2026 | 87 Tampines Avenue 1 | 12 | #12-30303BR · Blk 87 | 3BR | 1,184 | $1,628 | $1,928,000 | Resale |
| 24 Apr 2026 | 89 Tampines Avenue 1 | 1 | #01-36363BR · Blk 89 | 3BR | 1,421 | $1,281 | $1,820,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | — | — | $1,455 psf |
| Dec 2025 | 1 | — | $1,496 psf |
| Jan 2026 | — | — | $1,458 psf |
| Feb 2026 | 2 | $1,513 psf | $1,420 psf |
| Mar 2026 | 1 | — | $1,467 psf |
| Apr 2026 | 1 | — | $1,519 psf |
| May 2026 | 3 | $1,592 psf | $1,466 psf |
| Jun 2026 | 2 | $1,597 psf | $1,495 psf |
| Jul 2026 | 1 | — | $1,457 psf |
| Aug 2026 | 1 | — | $1,482 psf |
| Sep 2026 | 2 | $1,635 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.4% a year, ranked 29 of 41 in D18 and 351 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 →
Waterview Rent
- Median rent a month
- $3,700 to $4,750
- Gross yield
- 2.9% to 3.5%
- Rental contracts
- 93
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,700 | $3,450 to $3,880 | 3.5% | 55 |
| 3-bedroom | $4,500 | $4,400 to $4,690 | 2.9% | 34 |
| 4-bedroom | $4,750 | — | 2.9% | 4 |
Rental contracts at Waterview
93 contracts, Sep 2025 to Aug 2026 · median $3,900 a month · $2,700 to $5,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,200 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,980 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,500 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $2,700 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,100 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,450 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Waterview By stack
- Highest, stack 43
- $1,652 psf
- Lowest, stack 35
- $1,035 psf
- Stacks with 2+ resales
- 37
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 03 | $1,478 psf | 1,184 sq ft | Levels 3 to 15 | 3 |
| 05 | $1,442 psf | 1,130 sq ft | Levels 2 to 15 | 3 |
| 07 | $1,214 psf | 926 sq ft | Levels 2 to 4 | 2 |
| 09 | $1,406 psf | 1,216 sq ft | Levels 4 to 13 | 3 |
| 10 | $1,415 psf | 937 sq ft | Levels 2 to 8 | 2 |
| 12 | $1,344 psf | 1,130 sq ft | Levels 6 to 14 | 3 |
| 13 | $1,501 psf | 1,120 sq ft | Levels 5 to 13 | 3 |
| 15 | $1,262 psf | 926 sq ft | Levels 3 to 13 | 3 |
Show the other 29 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 16 | $1,216 psf | 786 sq ft | Levels 6 to 7 | 2 |
| 17 | $1,304 psf | 1,141 sq ft | Levels 3 to 13 | 3 |
| 18 | $1,537 psf | 1,324 sq ft | Levels 6 to 13 | 4 |
| 19 | $1,316 psf | 1,109 sq ft | Levels 1 to 7 | 4 |
| 20 | $1,340 psf | 1,195 sq ft | Levels 2 to 12 | 4 |
| 22 | $1,358 psf | 1,130 sq ft | Levels 6 to 13 | 3 |
| 23 | $1,394 psf | 786 sq ft | Levels 1 to 14 | 7 |
| 25 | $1,490 psf | 926 sq ft | Levels 1 to 14 | 8 |
| 26 | $1,219 psf | 786 sq ft | Levels 1 to 9 | 5 |
| 27 | $1,416 psf | 1,130 sq ft | Levels 2 to 14 | 5 |
| 28 | $1,470 psf | 1,184 sq ft | Levels 5 to 13 | 3 |
| 29 | $1,327 psf | 1,130 sq ft | Levels 1 to 10 | 4 |
| 31 | $1,404 psf | 926 sq ft | Levels 2 to 5 | 3 |
| 32 | $1,502 psf | 786 sq ft | Levels 9 to 12 | 3 |
| 34 | $1,266 psf | 786 sq ft | Levels 4 to 5 | 2 |
| 35 | $1,035 psf | 1,130 sq ft | Levels 2 to 15 | 3 |
| 36 | $1,394 psf | 1,184 sq ft | Levels 1 to 8 | 5 |
| 37 | $1,451 psf | 1,130 sq ft | Levels 7 to 11 | 2 |
| 38 | $1,321 psf | 786 sq ft | Levels 1 to 8 | 3 |
| 39 | $1,361 psf | 926 sq ft | Levels 3 to 10 | 3 |
| 40 | $1,322 psf | 1,184 sq ft | Level 3 | 2 |
| 41 | $1,145 psf | 786 sq ft | Levels 1 to 13 | 5 |
| 42 | $1,411 psf | 1,130 sq ft | Levels 4 to 8 | 4 |
| 43 | $1,652 psf | 1,184 sq ft | Levels 7 to 8 | 2 |
| 44 | $1,274 psf | 926 sq ft | Levels 7 to 10 | 4 |
| 45 | $1,154 psf | 786 sq ft | Levels 1 to 15 | 9 |
| 46 | $1,328 psf | 1,130 sq ft | Levels 1 to 14 | 6 |
| 47 | $1,394 psf | 1,184 sq ft | Levels 3 to 10 | 4 |
| 48 | $1,056 psf | 926 sq ft | Levels 1 to 6 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Waterview Notes
How these numbers are worked out
- Grade S places Waterview 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: $1,564 psf at Waterview 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 $1,495 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 (6 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 14 resale caveats at Waterview ranged from $1,281 psf to $1,698 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 Tampines West MRT (DT31), 1.3 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Waterview for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.