Resale Project Scorecard
Watten Hill Condo
D11 · Newton, Novena · 103-year leasehold · completed 2025 · 155 units
Grade B, 5.47 out of 10, the 109th highest score among 143 resale condos in District 11.
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
- 99 yrs
- Resales, 12 months to Oct 2026
- 2
- To Tan Kah Kee MRT
- 520 m
Background: Newton, Novena, not this condo. Photo credits
Watten Hill Condo Score
- B
- Grade
- Score out of 10
- 5.47
- Highest score among 143 resale condos in District 11
- 109th
Solid, middle-of-the-pack project. Standout strengths: capital appreciation, tenure. Key weaknesses: schools, rental yield.
Project's Historical Performance25%9/10
Avg Ann. of +3.47% — top-quartile performance within its 2025-era cohort (81st percentile).
The district median is 5/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 8/10.
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%5/10
155 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
520 m from Tan Kah Kee MRT (DT8) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%1/10
Rental yield of 2.19% — weak income return.
The district median is 3/10.
Tenure10%9/10
103YR tenure — about 99 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The district median is 4/10.
Scores updated October 2026.
Why Watten Hill Condo scores 5.47
Watten Hill Condo scores 5.47 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1646th of 2,350 resale condos scored in Singapore and 109th of 143 in District 11 (Newton, Novena). Its strongest factors are Project's Historical Performance (9/10) and Tenure (9/10); its weakest is Rental Yield (1/10).
| Factor | This condoWatten Hill Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 5/10 | +1.00 | 99% of district |
| Primary School Effect20% | 1/10 | 8/10 | −1.40 | 0% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 75% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 20% of district |
| Rental Yield10% | 1/10 | 3/10 | −0.20 | 6% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 5% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Watten Hill Condo and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Watten Hill Condo Prices
By unit type at Watten Hill Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom2,670 sq ft | 2,670 sq ft | $4.70M | $1,761 psf | 2 |
Past transactions at Watten Hill Condo
16 resales, Nov 2021 to Oct 2026 · median $1,780 psf · $1,640,000 to $5,000,000 · 10 of the 10 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 6 May 2026 | 34A Watten View | 0 | #00-002BR · Blk 34A | 2BR | 2,670 | $1,761 | $4,700,000 | Resale |
| 2 Apr 2026 | 12A Watten View | 0 | #00-002BR · Blk 12A | 2BR | 2,670 | $1,761 | $4,700,000 | Resale |
| 11 Aug 2025 | 20A Watten View | 0 | #00-002BR · Blk 20A | 2BR | 2,670 | $1,761 | $4,700,000 | Resale |
| 15 Jul 2025 | 48A Watten View | 0 | #00-002BR · Blk 48A | 2BR | 2,670 | $1,873 | $5,000,000 | Resale |
| 19 Jun 2025 | 73A Watten Estate Road | 0 | #00-002BR · Blk 73A | 2BR | 2,670 | $1,573 | $4,200,000 | Resale |
| 3 Jun 2025 | 83A Watten Estate Road | 0 | #00-002BR · Blk 83A | 2BR | 1,346 | $1,895 | $2,550,000 | Resale |
| 19 Feb 2025 | 42 Watten View | 0 | #00-002BR · Blk 42 | 2BR | 2,626 | $1,904 | $5,000,000 | Resale |
| 12 Apr 2024 | 63 Watten Estate Road | 0 | #00-002BR · Blk 63 | 2BR | 2,626 | $1,885 | $4,950,000 | Resale |
| 9 Apr 2024 | 46A Watten View | 0 | #00-002BR · Blk 46A | 2BR | 2,670 | $1,854 | $4,950,000 | Resale |
| 17 Apr 2023 | 14A Watten View | 0 | #00-002BR · Blk 14A | 2BR | 2,670 | $1,798 | $4,800,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,537 psf | $1,758 psf |
| Feb–Apr 2022 | — | — | $1,806 psf |
| May–Jul 2022 | — | — | $1,837 psf |
| Aug–Oct 2022 | 2 | $1,732 psf | $1,783 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,854 psf |
| Feb–Apr 2023 | 1 | — | $1,929 psf |
| May–Jul 2023 | — | — | $1,951 psf |
| Aug–Oct 2023 | — | — | $1,943 psf |
| Nov 2023 – Jan 2024 | — | — | $1,942 psf |
| Feb–Apr 2024 | 2 | $1,870 psf | $1,969 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | — | — | $2,014 psf |
| Nov 2024 – Jan 2025 | — | — | $2,032 psf |
| Feb–Apr 2025 | 1 | — | $2,024 psf |
| May–Jul 2025 | 3 | $1,873 psf | $2,092 psf |
| Aug–Oct 2025 | 1 | — | $2,086 psf |
| Nov 2025 – Jan 2026 | — | — | $2,019 psf |
| Feb–Apr 2026 | 1 | — | $2,055 psf |
| May–Jul 2026 | 1 | — | $2,030 psf |
| Aug–Oct 2026 | — | — | $2,094 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Watten Hill Condo Rent
- Median rent a month
- $7,100
- Gross yield
- 1.8%
- Rental contracts
- 11
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $7,100 | $6,850 to $7,650 | 1.8% | 11 |
Rental contracts at Watten Hill Condo
11 contracts, Sep 2025 to Aug 2026 · median $7,100 a month · $4,250 to $8,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,900 to 2,000 sq ft | $7,000 |
| Aug 2026 | 2BR | 2,600 to 2,700 sq ft | $7,500 |
| Jul 2026 | 2BR | 2,600 to 2,700 sq ft | $7,100 |
| Jul 2026 | 2BR | 2,600 to 2,700 sq ft | $7,800 |
| Apr 2026 | 2BR | 2,600 to 2,700 sq ft | $7,500 |
| Mar 2026 | 2BR | 2,600 to 2,700 sq ft | $8,000 |
| Feb 2026 | 2BR | 2,600 to 2,700 sq ft | $8,500 |
| Jan 2026 | 2BR | 2,600 to 2,700 sq ft | $6,900 |
| Dec 2025 | 2BR | 1,900 to 2,000 sq ft | $5,400 |
| Dec 2025 | 2BR | 2,600 to 2,700 sq ft | $6,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Watten Hill Condo Notes
How these numbers are worked out
- Grade B places Watten Hill Condo 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: $1,761 psf at Watten Hill Condo against $2,048 psf across District 11, 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). 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.
- 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.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2025, 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 Tan Kah Kee MRT (DT8), 520 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Watten Hill Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.