Resale Project Scorecard
Waterwoods
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2015 · 373 units
Grade S, 7.78 out of 10, the 36th 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
- 86 yrs
- Resales, 12 months to Oct 2026
- 18
- To Coral Edge LRT
- 270 m
Artist's impression: Coral Edge Development Pte Ltd
Waterwoods Score
- S
- Grade
- Score out of 10
- 7.78
- Highest score among 180 resale condos in District 19
- 36th
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, rental yield. Key weaknesses: MRT access.
Project's Historical Performance25%10/10
Avg Ann. of +4.46% places this condo in the top 7% of its 2015-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%8/10
5 primary schools within 1km (nearest: Mee Toh School at 0.42km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- Mee Toh School
- Greendale Primary School
- Rivervale Primary School
- Horizon Primary School
- North Spring 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
373 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%2/10
270 m from Coral Edge LRT (PE3), 1.8 km from Sengkang MRT (NE16 / STC) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%9/10
Rental yield of 4.54% — exceptional income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%7/10
Strong future-catalyst exposure — closest driver: Punggol Digital District at 1.57km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
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 Waterwoods scores 7.78
Waterwoods scores 7.78 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 130th of 2,350 resale condos scored in Singapore and 36th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Rental Yield (9/10); its weakest is MRT Proximity (2/10).
| Factor | This condoWaterwoods | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% 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% | 2/10 | 7.5/10 | −0.71 | 0% of district |
| Rental Yield10% | 9/10 | 5/10 | +0.40 | 96% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 7/10 | 4/10 | +0.18 | 92% 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 Waterwoods 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.
Waterwoods Prices
By unit type at Waterwoods
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,044 sq ft | 1,044 sq ft | $1.55M to $1.63M | $1,500 psf | 6 |
| 4-bedroom1,281 sq ft | 1,281 sq ft | $1.85M to $2.10M | $1,499 psf | 9 |
| 5-bedroom1,668 sq ft | 1,668 sq ft | $2.50M to $2.55M | $1,504 psf | 3 |
Past transactions at Waterwoods
18 resales, Nov 2025 to Oct 2026 · median $1,500 psf · $1,550,000 to $2,550,000 · all 18 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 17 Sep 2026 | 15 Punggol Field Walk | 4 | #04-03033BR · Blk 15 | 3BR | 1,044 | $1,485 | $1,550,000 | Resale |
| 15 Sep 2026 | 23 Punggol Field Walk | 12 | #12-17174BR · Blk 23 | 4BR | 1,281 | $1,499 | $1,920,000 | Resale |
| 31 Aug 2026 | 21 Punggol Field Walk | 12 | #12-13134BR · Blk 21 | 4BR | 1,281 | $1,639 | $2,100,000 | Resale |
| 14 Aug 2026 | 25 Punggol Field Walk | 11 | #11-24243BR · Blk 25 | 3BR | 1,044 | $1,517 | $1,584,000 | Resale |
| 3 Aug 2026 | 17 Punggol Field Walk | 7 | #07-07073BR · Blk 17 | 3BR | 1,033 | $1,500 | $1,550,000 | Resale |
| 20 Jul 2026 | 23 Punggol Field Walk | 5 | #05-19194BR · Blk 23 | 4BR | 1,281 | $1,577 | $2,020,000 | Resale |
| 17 Jul 2026 | 21 Punggol Field Walk | 3 | #03-15153BR · Blk 21 | 3BR | 1,044 | $1,485 | $1,550,000 | Resale |
| 13 Jul 2026 | 21 Punggol Field Walk | 10 | #10-16163BR · Blk 21 | 3BR | 1,044 | $1,499 | $1,565,000 | Resale |
| 6 Jul 2026 | 17 Punggol Field Walk | 14 | #14-08085BR · Blk 17 | 5BR | 1,636 | $1,559 | $2,550,000 | Resale |
| 10 Jun 2026 | 23 Punggol Field Walk | 11 | #11-17174BR · Blk 23 | 4BR | 1,281 | $1,507 | $1,930,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,614 psf |
| Dec 2025 | — | — | $1,637 psf |
| Jan 2026 | — | — | $1,627 psf |
| Feb 2026 | 4 | $1,485 psf | $1,597 psf |
| Mar 2026 | 1 | — | $1,652 psf |
| Apr 2026 | 1 | — | $1,646 psf |
| May 2026 | 1 | — | $1,599 psf |
| Jun 2026 | 1 | — | $1,640 psf |
| Jul 2026 | 4 | $1,529 psf | $1,674 psf |
| Aug 2026 | 3 | $1,517 psf | $1,642 psf |
| Sep 2026 | 2 | $1,492 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.3% a year, ranked 17 of 78 in D19 and 68 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 →
Waterwoods Rent
- Median rent a month
- $4,000 to $5,500
- Gross yield
- 3.4%
- Rental contracts
- 21
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,000 | $3,800 to $4,100 | — | 5 |
| 3-bedroom | $4,400 | $4,350 to $4,850 | 3.4% | 7 |
| 4-bedroom | $5,500 | $5,500 to $6,000 | 3.4% | 9 |
Rental contracts at Waterwoods
22 contracts, Sep 2025 to Aug 2026 · median $5,000 a month · $3,800 to $6,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Aug 2026 | 4BR | 1,200 to 1,300 sq ft | $5,000 |
| Aug 2026 | 4BR | 1,200 to 1,300 sq ft | $5,200 |
| Aug 2026 | 4BR | 1,200 to 1,300 sq ft | $6,000 |
| Aug 2026 | 4BR | 1,200 to 1,300 sq ft | $6,600 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,400 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $5,296 |
| Jul 2026 | 4BR | 1,200 to 1,300 sq ft | $5,500 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $4,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Waterwoods By stack
- Highest, stack 02
- $1,498 psf
- Lowest, stack 13
- $1,196 psf
- Stacks with 2+ resales
- 19
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,210 psf | 1,668 sq ft | Levels 4 to 17 | 5 |
| 02 | $1,498 psf | 1,668 sq ft | Levels 8 to 14 | 3 |
| 03 | $1,245 psf | 1,044 sq ft | Levels 1 to 17 | 7 |
| 04 | $1,300 psf | 807 sq ft | Levels 6 to 16 | 6 |
| 05 | $1,226 psf | 1,281 sq ft | Levels 1 to 14 | 4 |
| 07 | $1,399 psf | 1,033 sq ft | Levels 3 to 16 | 4 |
| 08 | $1,415 psf | 1,636 sq ft | Levels 1 to 14 | 4 |
| 11 | $1,318 psf | 1,281 sq ft | Levels 2 to 15 | 5 |
Show the other 11 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 13 | $1,196 psf | 1,281 sq ft | Levels 2 to 12 | 8 |
| 14 | $1,241 psf | 1,281 sq ft | Levels 3 to 6 | 2 |
| 15 | $1,331 psf | 1,044 sq ft | Levels 1 to 14 | 5 |
| 17 | $1,284 psf | 1,281 sq ft | Levels 5 to 17 | 8 |
| 18 | $1,283 psf | 1,281 sq ft | Levels 6 to 17 | 4 |
| 19 | $1,361 psf | 1,281 sq ft | Level 5 | 2 |
| 20 | $1,331 psf | 1,033 sq ft | Levels 8 to 15 | 5 |
| 21 | $1,277 psf | 1,281 sq ft | Levels 9 to 16 | 4 |
| 22 | $1,427 psf | 1,044 sq ft | Levels 4 to 13 | 3 |
| 23 | $1,227 psf | 1,281 sq ft | Levels 5 to 13 | 4 |
| 24 | $1,336 psf | 1,044 sq ft | Levels 7 to 16 | 6 |
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 →
Waterwoods Floor plans
11 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom1 plan · 807 sq ft
3-Bedroom3 plans · 1,033 to 1,044 sq ft
4-Bedroom4 plans · 1,281 to 1,722 sq ft
5-Bedroom3 plans · 1,636 to 1,701 sq ft
Floor plans: Coral Edge Development Pte Ltd, Waterwoods e-brochure. Developer's plans, approximate and subject to change.
Waterwoods Site plan
Every block in 3D, with the sun on each home →
Site plan: Coral Edge Development Pte Ltd. Artist's impression, not to scale and subject to change.
Waterwoods Notes
How these numbers are worked out
- Grade S places Waterwoods 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: $1,500 psf at Waterwoods 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 $1,427 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 (3 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 18 resale caveats at Waterwoods ranged from $1,444 psf to $1,639 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, 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 rail stop is Coral Edge LRT (PE3) (270 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 5 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 Waterwoods for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.