Waterbay
Waterbay is a 99-year lease (85 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 130 recorded private transactions. Latest sale: $1,913,888 (Oct 2026, 106 sqm, floors 11-15). Median $1,300/sqft. Prices up 35.3% 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 | $1,240 | 41 |
| 06-10 | $1,401 | 41 |
| 11-15 | $1,315 | 41 |
| 16-20 | $1,167 | 7 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Oct 2026 | 11-15 | Resale | 106 sqm | $1,913,888 | $1,677 |
| Sep 2026 | 01-05 | Resale | 130 sqm | $1,740,000 | $1,243 |
| Aug 2026 | 01-05 | Resale | 102 sqm | $1,600,000 | $1,457 |
| Aug 2026 | 01-05 | Resale | 70 sqm | $1,108,800 | $1,472 |
| Jul 2026 | 06-10 | Resale | 102 sqm | $1,685,000 | $1,535 |
| Jul 2026 | 06-10 | Resale | 102 sqm | $1,750,000 | $1,594 |
| Jun 2026 | 11-15 | Resale | 102 sqm | $1,685,000 | $1,535 |
| May 2026 | 01-05 | Resale | 70 sqm | $1,105,000 | $1,467 |
| May 2026 | 16-20 | Resale | 102 sqm | $1,678,888 | $1,529 |
| May 2026 | 11-15 | Resale | 117 sqm | $2,070,000 | $1,644 |
| Apr 2026 | 11-15 | Resale | 102 sqm | $1,650,000 | $1,503 |
| Apr 2026 | 11-15 | Resale | 102 sqm | $1,620,000 | $1,476 |
| Apr 2026 | 01-05 | Resale | 139 sqm | $2,158,000 | $1,442 |
| 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 | 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 |
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 35.3% over the data window (around 6.2% a year). Its $1,300 psf median sits about 9% below the District 19 median, cheaper than about 73% of projects there. It has a busy transaction history, with 130 sales between 2021-10 and 2026-10, ranging from $828,000 to $2,398,888. The most recent transaction was a 106 sqm unit (floors 11-15) at $1,913,888 in Oct 2026, and the median is $1,300 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 $1,913,888 for a 106 sqm unit in 2026-10. The median price is $1,300 per square foot across 130 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 $1,300 psf, with transactions ranging from $951 to $1,677 psf. This is based on 130 URA-recorded transactions in District 19.
Have prices at Waterbay gone up or down?
Prices at Waterbay have increased by approximately 35.3% over the data period (around 6.2% a year). The median price is currently $1,300 psf, with the most recent sale at $1,913,888 in 2026-10.