RPS · Resale Project Scorecard
Waterview — Grade B
RPS score 6.45/10 · D18 · Pasir Ris, Tampines · 696 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +2.55% — top-quartile performance within its 2014-era cohort (86th percentile).
Nearest primary school is ST. HILDA'S PRIMARY SCHOOL at 1.12km — just past the 1km mark. Effective walking distance for some families.
696 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.40km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.25% — above-average income return.
99YR tenure — about 83 years remaining — no near-term decay concern.
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 verdict· Scores updated September 2026
Waterview scores 6.45 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 697th of 2,357 resale condos scored in Singapore and 29th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and Project's Historical Performance (9/10); its weakest is Primary School Effect (2/10). Solid, middle-of-the-pack project. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access, schools.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Waterview
12 months to September 2026 (Oct 2025 – Sep 2026): 16 resale transactions, median $1,520 psf, median price $1.82M. Median PSF is up 2.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,487 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,422 psf | $1.69M |
| Jan–Mar 2026 | 3 | $1,502 psf | $1.35M |
| Apr–Jun 2026 | 6 | $1,544 psf | $1.87M |
| Jul–Sep 2026 | 3 | $1,595 psf | $1.82M |
| 12-month total | 16 | $1,520 psf | $1.82M |
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.
Waterview: frequently asked questions
Answers generated from the scorecard data — RPS rank 697th of 2,357, scores updated September 2026.
- Is Waterview a good buy in 2026?
- Waterview scores 6.45/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 697th of 2,357 Singapore resale condos and 29th of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access, schools. 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 Waterview?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 16 resale transactions at Waterview, at a median of $1,520 psf and a median price of $1.82M (range $1,174 psf to $1,698 psf). The median PSF is up 2.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,487 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Waterview from the nearest MRT station?
- Waterview is about 1.4km from Tampines West MRT (DT31), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Waterview compare with Modena?
- Modena is the project scored next to Waterview on the District 18 ranking: 6.49 (Grade A) against Waterview's 6.45 (Grade B). Waterview scores higher on Future Transformation (6 vs 1) and Project's Historical Performance (9 vs 5); Modena scores higher on MRT Proximity (4 vs 10) and Primary School Effect (2 vs 7).
- What is the tenure of Waterview, and how big is the project?
- Waterview is 99-year leasehold, completed in 2014, has 696 units, developed by Sim Lian Group. 99YR tenure — about 83 years remaining — no near-term decay concern. 696 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Waterview in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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