Rent vs D16 +33.1%
Rents above district median
Waterfront Waves's latest 12-month median rent is $5,325 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
Waterfront Waves rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 760 Bedok Reservoir Road Waterfront Waves Singapore 479245
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Quick summary about Waterfront Waves
Waterfront Waves is a 99-year leasehold condominium in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 193 rentals and 77 sales.
- Latest 12M median rent is $5,325 per month from 26 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,269,050, with median sale PSF at $1,670 psf from 8 sales.
- Rent is up 0.5% over the last 3 months. Sale PSF is down 2.1% over the last 3 months.
Waterfront Waves Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -33.0%
Sale PSF below district median
Waterfront Waves's latest 12-month median sale PSF is $1,670 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.82%
Rent support above district screen
Gross yield is roughly 2.82% versus a D16 screen of 2.40%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 38.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -16.7%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2007 matters most on sale price. Compare Waterfront Waves against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,325
Is the asking rent fair?
$5,050 to $5,600 is the first fair-rent band to check. Above $5,600 should have a visible reason.
Latest 12M median sale PSF $1,670 psf
Is the purchase price fair?
$2,200,000 to $2,340,000 and $1,620 to $1,720 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $5,000
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 38.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -16.7%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Waterfront Waves Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2007
Property type Condominium, Non-Landed Properties
Sales 77 resale transactions
Total sold value $144.7M
Waterfront Waves Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 193 Jun 2021 to Jun 2026
Sale transactions 77 Jun 2021 to Jul 2026
Rent trend 0.5% Last 3 months
Sale PSF trend -2.1% Last 3 months
Waterfront Waves 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
BEDOK RESERVOIR MRT STATION (DT30) 0.31 km away
TAMPINES WEST MRT STATION (DT31) 1.25 km away
BEDOK NORTH MRT STATION (DT29) 1.38 km away
Schools nearby
DAMAI SECONDARY SCHOOL 0.34 km away
YU NENG PRIMARY SCHOOL 0.54 km away
BEDOK GREEN SECONDARY SCHOOL 0.7 km away
FENGSHAN PRIMARY SCHOOL 0.96 km away
Amenities
MARKET & HAWKER CENTRE (BLK 538 BEDOK NORTH STREET 3) Food centre · 0.9 km away
Waterfront Waves Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,900 43 rentals in view
Latest median sale PSF $1,503 psf 19 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,503 psf $1,488,000
Jun 2026 4 $5,900 1 $1,662 psf $2,200,000
May 2026 1 $4,100 0 - -
Apr 2026 1 $5,500 0 - -
Mar 2026 2 $5,475 2 $1,691 psf $2,175,000
Feb 2026 3 $5,750 0 - -
Jan 2026 4 $4,500 0 - -
Dec 2025 1 $6,100 2 $1,697 psf $2,475,000
Nov 2025 1 $6,200 0 - -
Oct 2025 2 $4,750 2 $1,620 psf $2,314,050
Sept 2025 2 $4,575 0 - -
Aug 2025 3 $5,600 1 $1,781 psf $2,300,000
Projects Similar to Waterfront Waves
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2007 Waterfront Key 0.2 km away 371 transactions
- Median rent
- $4,500
- Median sale PSF
- $1,450 psf
- Median rent
- $4,600
- Median sale PSF
- $1,379 psf
- Median rent
- $4,000
- Median sale PSF
- $1,617 psf
- Median rent
- $3,800
- Median sale PSF
- $1,492 psf
- Median rent
- $5,400
- Median sale PSF
- $1,644 psf
- Median rent
- $3,700
- Median sale PSF
- $1,399 psf
Waterfront Waves Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,800 $3,513 45
3 bed $5,000 $4,807 107
4 bed $6,100 $5,920 41
Waterfront Waves Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $3,800 $3,513 45
1,200 to 1,300 sqft $5,000 $4,717 68
1,300 to 1,400 sqft $5,300 $4,963 39
1,400 to 1,500 sqft $6,100 $5,814 7
1,500 to 1,600 sqft $6,050 $5,618 20
1,600 to 1,700 sqft $6,000 $5,971 12
2,900 to 3,000 sqft $9,000 $9,000 2
Waterfront Waves Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,719,444 $1,410 psf 32
06 to 10 $1,950,000 $1,470 psf 23
11 to 15 $1,990,000 $1,478 psf 22
Waterfront Waves 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
Waterfront Waves shows a latest 12-month median monthly rent of $5,325 across 26 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,325
Rentals in period 26
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
Latest 12M sales at Waterfront Waves show a median price of $2,269,050 and $1,670 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,269,050
Latest 12M median PSF $1,670 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2007 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. Waterfront Waves has 77 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $144.7M
Latest record Jul 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.
Run Waterfront Waves numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,325/mo Test gross and net yield against typical rent. Buy vs rent $2.3M Compare ownership cost against renting. Mortgage $2.3M Estimate monthly payment from the sale price. Stamp duty $1,670 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D16 to compare Waterfront Waves 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.
Waterfront Waves FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Waterfront Waves?
Waterfront Waves has a latest 12-month median monthly rent of $5,325 across 26 rentals in that period.
What is the typical sale price at Waterfront Waves?
The latest 12-month median sale price for Waterfront Waves is $2,269,050, based on 8 sales in that period.
What is the median sale PSF at Waterfront Waves?
The latest 12-month median sale price per square foot for Waterfront Waves is $1,670 psf. The average for the same period is $1,648 psf.
Is Waterfront Waves freehold or leasehold?
Waterfront Waves is listed as 99-year leasehold from 2007. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Waterfront Waves located?
Waterfront Waves is located at 760 Bedok Reservoir Road Waterfront Waves Singapore 479245 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the Waterfront Waves 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.