Waterbay
Waterbay is a 99-year lease (85 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 138 recorded private transactions. Latest sale: $1,685,000 (Jun 2026, 102 sqm, floors 11-15). Median $1,242/sqft. Prices up 37.4% over the period. 85 years lease remaining.
Where Waterbay ranks in District 19
All 147 projects ›Median psf over time
Estimate a unit at Waterbay
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.20% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,209 | 41 |
| 06-10 | $1,312 | 45 |
| 11-15 | $1,269 | 42 |
| 16-20 | $1,057 | 10 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 11-15 | Resale | 102 sqm | $1,685,000 | $1,535 |
| May 2026 | 01-05 | Resale | 70 sqm | $1,105,000 | $1,467 |
| Apr 2026 | 01-05 | Resale | 117 sqm | $1,955,000 | $1,552 |
| Apr 2026 | 06-10 | Resale | 131 sqm | $2,200,000 | $1,560 |
| Apr 2026 | 11-15 | Resale | 102 sqm | $1,620,000 | $1,476 |
| Apr 2026 | 11-15 | Resale | 102 sqm | $1,650,000 | $1,503 |
| Apr 2026 | 01-05 | Resale | 139 sqm | $2,158,000 | $1,442 |
| Apr 2026 | 06-10 | Resale | 117 sqm | $2,060,000 | $1,636 |
| Apr 2026 | 11-15 | Resale | 100 sqm | $1,620,000 | $1,505 |
| Apr 2026 | 06-10 | Resale | 102 sqm | $1,655,000 | $1,507 |
| Mar 2026 | 06-10 | Resale | 102 sqm | $1,620,000 | $1,476 |
| Jan 2026 | 01-05 | Resale | 129 sqm | $1,740,000 | $1,253 |
| Dec 2025 | 11-15 | Resale | 106 sqm | $1,658,000 | $1,453 |
| Oct 2025 | 11-15 | Resale | 102 sqm | $1,608,888 | $1,465 |
| Oct 2025 | 16-20 | Resale | 182 sqm | $2,168,000 | $1,107 |
| Oct 2025 | 16-20 | Resale | 191 sqm | $2,398,888 | $1,167 |
| Sep 2025 | 01-05 | Resale | 102 sqm | $1,688,000 | $1,537 |
| Sep 2025 | 06-10 | Resale | 100 sqm | $1,720,000 | $1,598 |
| Sep 2025 | 01-05 | Resale | 106 sqm | $1,845,000 | $1,617 |
| Aug 2025 | 06-10 | Resale | 125 sqm | $2,008,000 | $1,492 |
| Jun 2025 | 06-10 | Resale | 125 sqm | $1,935,000 | $1,438 |
| Jun 2025 | 16-20 | Resale | 86 sqm | $1,290,000 | $1,394 |
| Jun 2025 | 06-10 | Resale | 102 sqm | $1,560,000 | $1,421 |
| May 2025 | 01-05 | Resale | 102 sqm | $1,570,000 | $1,430 |
| May 2025 | 11-15 | Resale | 125 sqm | $1,930,000 | $1,434 |
Waterbay is inside the 1 km Primary 1 priority zone for 7 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Waterbay, with their median resale psf. Useful for comparing what Waterbay costs per square foot against nearby developments.
About Waterbay
Prices at Waterbay in District 19 (Serangoon Gardens / Hougang / Punggol) have risen sharply, up about 37.4% over the data window (around 6.7% a year). Its $1,242 psf median sits about 11% below the District 19 median, cheaper than about 79% of projects there. It has a busy transaction history, with 138 sales between 2021-07 and 2026-06, ranging from $828,000 to $2,398,888. The most recent transaction was a 102 sqm unit (floors 11-15) at $1,685,000 in Jun 2026, and the median is $1,242 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 85 years remaining is 0.9463, an annual lease decay of about 0.20%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Waterbay cost?
The most recent transaction at Waterbay was $1,685,000 for a 102 sqm unit in 2026-06. The median price is $1,242 per square foot across 138 transactions, ranging from $828,000 to $2,398,888. Data sourced from URA.
Is Waterbay freehold or leasehold?
Waterbay is on a 99-year lease commencing in 2012, with approximately 85 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.20%.
What is the price per square foot (psf) at Waterbay?
The median price at Waterbay is $1,242 psf, with transactions ranging from $768 to $1,636 psf. This is based on 138 URA-recorded transactions in District 19.
Have prices at Waterbay gone up or down?
Prices at Waterbay have increased by approximately 37.4% over the data period (around 6.7% a year). The median price is currently $1,242 psf, with the most recent sale at $1,685,000 in 2026-06.