RPS · Resale Project Scorecard
Waterwoods — Grade S
RPS score 7.78/10 · D19 · Hougang, Punggol, Sengkang · 373 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group · TOP 2015
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, total returns. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 7/10
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.
4 primary schools within 1km (nearest: MEE TOH SCHOOL at 0.57km). Strong school proximity — a genuine advantage for young families.
373 units — good project size supporting active resale market and adequate facilities.
0.33km from Coral Edge Lrt Stn (PE3) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.54% — exceptional income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
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.
Primary schools within 1km: MEE TOH School, Greendale Primary School, Rivervale Primary School, Horizon Primary School.
The verdict· Scores updated September 2026
Waterwoods scores 7.78 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 118th of 2,357 resale condos scored in Singapore and 31st 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). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, total returns. Key weaknesses: MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Waterwoods
12 months to September 2026 (Oct 2025 – Sep 2026): 17 resale transactions, median $1,504 psf, median price $1.90M. Median PSF is up 5.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,425 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,511 psf | $1.63M |
| Jan–Mar 2026 | 5 | $1,479 psf | $1.90M |
| Apr–Jun 2026 | 3 | $1,507 psf | $2.00M |
| Jul–Sep 2026 | 6 | $1,538 psf | $1.80M |
| 12-month total | 17 | $1,504 psf | $1.90M |
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.
Waterwoods: frequently asked questions
Answers generated from the scorecard data — RPS rank 118th of 2,357, scores updated September 2026.
- Is Waterwoods a good buy in 2026?
- Waterwoods scores 7.78/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 118th of 2,357 Singapore resale condos and 31st of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, total returns. Key weaknesses: MRT access. 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 Waterwoods?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 17 resale transactions at Waterwoods, at a median of $1,504 psf and a median price of $1.90M (range $1,444 psf to $1,639 psf). The median PSF is up 5.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,425 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Waterwoods from the nearest MRT station?
- The nearest rail stop to Waterwoods is Coral Edge LRT (PE3), about 330m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Waterwoods scores 2/10 on it.
- How does Waterwoods compare with Terrasse?
- Terrasse is the project scored next to Waterwoods on the District 19 ranking: 7.78 (Grade S) against Waterwoods's 7.78 (Grade S). Waterwoods scores higher on Rental Yield (9 vs 4) and Future Transformation (7 vs 5); Terrasse scores higher on MRT Proximity (2 vs 6) and Primary School Effect (8 vs 10).
- Which primary schools are within 1km of Waterwoods?
- 4 primary schools are within 1km of Waterwoods: MEE TOH School, Greendale Primary School, Rivervale Primary School, Horizon Primary School. 4 primary schools within 1km (nearest: MEE TOH SCHOOL at 0.57km). Strong school proximity — a genuine advantage for young families. Waterwoods 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 Waterwoods, and how big is the project?
- Waterwoods is 99-year leasehold, completed in 2015, has 373 units, developed by UOL Group. 99YR tenure — about 86 years remaining — no near-term decay concern. 373 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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