Waterbay rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 47b Edgefield Plains Waterbay Singapore 828715
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Executive Condominium 229 transactions 99-year leasehold from 2012 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Waterbay
Waterbay is a 99-year leasehold executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 89 rentals and 140 sales.
- Typical rent is $4,300 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,500,000, with median sale PSF at $1,241 psf and total recorded sale value of $209.9M.
- Rent is up 1.7% over the last 3 months. Sale PSF is up 17.8% over the last 3 months.
Waterbay Market Position
How this project compares with the wider D19 market before you read the detailed tables.
Rent vs D19 +22.9%
Rents above district median
Waterbay's median rent is $4,300 compared with the D19 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D19 -17.4%
Sale PSF below district median
Waterbay's median sale PSF is $1,241 psf versus the D19 median of $1,502 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.44%
Rent support above district screen
Gross yield is roughly 3.44% versus a D19 screen of 2.81%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 11.6% spread
Rent looks stable
Recent monthly median rents stayed within a tight 11.6% band.
Market activity +42.1%
Activity is rising
27 recent transactions versus 19 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare Waterbay against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Waterbay Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,300
Is the asking rent fair?
$4,100 to $4,500 is the first fair-rent band to check. Above $4,500 should have a visible reason.
Median sale PSF $1,241 psf
Is the purchase price fair?
$1,460,000 to $1,550,000 and $1,200 to $1,280 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,250
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 11.6% spread
Is rent stable here?
Rent looks stable. Recent monthly median rents stayed within a tight 11.6% band.
Transaction volume +42.1%
Is activity rising?
Activity is rising. 27 recent transactions versus 19 in the prior 6-month view.
Run Waterbay numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,300/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,241 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Waterbay Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sales 140 resale transactions
Total sold value $209.9M
Waterbay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 89 Jun 2021 to May 2026
Sale transactions 140 Jun 2021 to May 2026
Rent trend 1.7% Last 3 months
Sale PSF trend 17.8% Last 3 months
Waterbay Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
PUNGGOL MRT STATION (NE17) 0.77 km away
PUNGGOL COAST MRT STATION (NE18) 1.55 km away
SENGKANG MRT STATION (NE16) 1.75 km away
Schools nearby
EDGEFIELD PRIMARY SCHOOL 0.12 km away
WHEE!CANOPUS STUDENT CARE @ EDGEFIELD PRIMARY SCHOOL 0.12 km away
PUNGGOL SECONDARY SCHOOL 0.16 km away
YMCA STUDENT CARE CENTRE @ OASIS PRIMARY SCHOOL 0.49 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 3.31 km away
GIANT SUPERMARKET NORTHSHORE PLAZA I Daily needs · 1.82 km away
SUNGEI SERANGOON PARK CONNECTOR Park / green link · 1.69 km away
ONE PUNGGOL HAWKER CENTRE Food centre · 0.89 km away
Waterbay Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,300 34 rentals in view
Latest median sale PSF $1,467 psf 34 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 1 $4,300 1 $1,467 psf $1,105,000
Apr 2026 4 $4,375 8 $1,506 psf $1,805,000
Mar 2026 4 $4,550 1 $1,476 psf $1,620,000
Feb 2026 1 $4,300 0 - -
Jan 2026 4 $4,275 1 $1,253 psf $1,740,000
Dec 2025 1 $4,500 1 $1,453 psf $1,658,000
Nov 2025 1 $4,100 0 - -
Oct 2025 0 - 3 $1,167 psf $2,168,000
Sept 2025 1 $4,300 3 $1,598 psf $1,720,000
Aug 2025 2 $4,400 1 $1,492 psf $2,008,000
Jul 2025 3 $4,300 0 - -
Jun 2025 2 $4,175 3 $1,421 psf $1,560,000
Projects Similar to Waterbay
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2013 Bellewaters 1.9 km away 382 transactions
- Median rent
- $4,300
- Median sale PSF
- $1,278 psf
- Median rent
- $4,250
- Median sale PSF
- $1,330 psf
- Median rent
- $3,800
- Median sale PSF
- $1,237 psf
- Median rent
- $4,200
- Median sale PSF
- $1,159 psf
- Median rent
- $4,000
- Median sale PSF
- $1,302 psf
- Median rent
- $4,015
- Median sale PSF
- $1,291 psf
Waterbay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,675 $3,583 10
3 bed $4,250 $3,982 61
4 bed $4,600 $4,594 17
5 bed $4,800 $4,800 1
Waterbay Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,650 $3,504 9
900 to 1,000 sqft $3,450 $3,450 2
1,000 to 1,100 sqft $4,200 $3,929 52
1,100 to 1,200 sqft $4,400 $4,238 13
1,200 to 1,300 sqft $5,100 $4,767 3
1,300 to 1,400 sqft $4,800 $5,014 7
1,400 to 1,500 sqft $4,800 $4,800 1
1,900 to 2,000 sqft $4,800 $4,800 2
Waterbay Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,530,000 $1,209 psf 41
06 to 10 $1,458,500 $1,309 psf 46
11 to 15 $1,510,000 $1,262 psf 43
16 to 20 $1,810,000 $1,057 psf 10
Waterbay Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Waterbay shows a typical monthly rent of $4,300 across 89 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,300
Rentals 89
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Waterbay point to a typical sale price of $1,500,000 and $1,241 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,500,000
Median PSF $1,241 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Waterbay has 140 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $209.9M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D19 to compare Waterbay against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Waterbay FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Waterbay?
Waterbay has a median monthly rent of $4,300 across 89 rentals.
What is the typical sale price at Waterbay?
The median sale price for Waterbay is $1,500,000, based on 140 sales on this page.
What is the median sale PSF at Waterbay?
The median sale price per square foot for Waterbay is $1,241 psf. The average sale PSF is $1,252 psf.
Is Waterbay freehold or leasehold?
Waterbay is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Waterbay located?
Waterbay is located at 47b Edgefield Plains Waterbay Singapore 828715 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Waterbay transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.