Rent vs D18 +8.3%
Rents near district median
Waterview's latest 12-month median rent is $3,900 compared with the D18 median of $3,600 for the same period. Use this district check before narrowing by bedroom and area band.
Waterview rent and sale price
D18 / Tampines, Pasir Ris
Address 81 Tampines Avenue 1 Waterview Singapore 528685
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Quick summary about Waterview
Waterview is a 99-year leasehold condominium in D18 / Tampines, Pasir Ris. The page currently tracks 481 rentals and 181 sales. Waterview is near TAMPINES WEST MRT STATION (DT31), about 1.47 km away.
For rent checks, start with the latest 12-month median of $3,900 per month and compare it with the full-history size-band range of $3,500 to $7,350. For sale checks, start with the latest 12-month median sale price of $1,690,000 and median sale PSF of $1,499 psf, then compare full-history floor-band evidence from $1,260,000 to $1,503,444 and PSF from $1,172 psf to $1,338 psf.
- Latest 12M median rent is $3,900 per month from 92 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,690,000, with median sale PSF at $1,499 psf from 18 sales.
- Rent is up 7.9% over the last 3 months. Sale PSF is up 6.2% over the last 3 months.
Waterview Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -14.6%
Sale PSF below district median
Waterview's latest 12-month median sale PSF is $1,499 psf versus the D18 median of $1,755 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.77%
Rent support near district screen
Gross yield is roughly 2.77% versus a D18 screen of 2.45%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 23.8% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +14.6%
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 2010 matters most on sale price. Compare Waterview against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,900
Is the asking rent fair?
$3,700 to $4,100 is the first fair-rent band to check. Above $4,100 should have a visible reason.
Latest 12M median sale PSF $1,499 psf
Is the purchase price fair?
$1,640,000 to $1,740,000 and $1,450 to $1,540 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,500
Are similar units renting for more?
2 bed and 1,100 to 1,200 sqft give the closest unit-size checks.
Rent stability 23.8% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +14.6%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Waterview Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2010
Property type Condominium, Non-Landed Properties
Sales 181 resale transactions
Total sold value $251.7M
Waterview Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 481 Jun 2021 to Jun 2026
Sale transactions 181 Jun 2021 to Jul 2026
Rent trend 7.9% Last 3 months
Sale PSF trend 6.2% Last 3 months
Waterview 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
TAMPINES WEST MRT STATION (DT31) 1.47 km away
BEDOK RESERVOIR MRT STATION (DT30) 1.52 km away
BEDOK NORTH MRT STATION (DT29) 1.76 km away
Schools nearby
SPRINGFIELD SECONDARY SCHOOL 0.54 km away
JUNYUAN SECONDARY SCHOOL 1.08 km away
SAINT HILDA'S PRIMARY SCHOOL 1.27 km away
DAMAI SECONDARY SCHOOL 1.31 km away
Amenities
TAMPINES PARK CONNECTOR Park / green link · 1.08 km away
HAWKER CENTRE @ OUR TAMPINES HUB Food centre · 1.73 km away
Waterview Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,969 132 rentals in view
Latest median sale PSF $1,595 psf 38 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,595 psf $1,820,000
Jun 2026 12 $3,969 2 $1,597 psf $1,592,500
May 2026 11 $4,100 3 $1,592 psf $1,928,000
Apr 2026 9 $4,200 1 $1,281 psf $1,820,000
Mar 2026 5 $3,900 1 $1,502 psf $1,180,000
Feb 2026 8 $3,600 2 $1,513 psf $1,602,500
Jan 2026 6 $3,800 0 - -
Dec 2025 4 $4,550 1 $1,565 psf $1,870,000
Nov 2025 7 $4,200 0 - -
Oct 2025 4 $4,200 3 $1,348 psf $1,610,000
Sept 2025 7 $3,900 4 $1,515 psf $1,410,000
Aug 2025 7 $3,650 5 $1,554 psf $1,265,000
Projects Similar to Waterview
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 The Palette 3.1 km away 1,141 transactions
- Median rent
- $3,600
- Median sale PSF
- $1,348 psf
- Median rent
- $3,500
- Median sale PSF
- $1,323 psf
- Median rent
- $3,500
- Median sale PSF
- $1,461 psf
- Median rent
- $4,200
- Median sale PSF
- $1,302 psf
- Median rent
- $3,300
- Median sale PSF
- $1,353 psf
- Median rent
- $3,400
- Median sale PSF
- $1,218 psf
Waterview Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,500 $3,364 302
3 bed $4,300 $4,177 152
4 bed $4,500 $4,392 25
5 bed $7,350 $7,350 2
Waterview Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,400 $3,257 159
900 to 1,000 sqft $3,650 $3,476 139
1,100 to 1,200 sqft $4,350 $4,156 161
1,200 to 1,300 sqft $4,400 $4,250 4
1,300 to 1,400 sqft $4,700 $4,529 14
1,400 to 1,500 sqft $4,300 $4,300 1
1,500 to 1,600 sqft $5,800 $5,800 1
3,700 to 3,800 sqft $7,350 $7,350 2
Waterview Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,260,000 $1,172 psf 75
06 to 10 $1,362,500 $1,327 psf 62
11 to 15 $1,503,444 $1,338 psf 44
Waterview 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
Waterview shows a latest 12-month median monthly rent of $3,900 across 92 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,900
Rentals in period 92
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 Waterview show a median price of $1,690,000 and $1,499 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,690,000
Latest 12M median PSF $1,499 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2010 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. Waterview has 181 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $251.7M
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 Waterview numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,900/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,499 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 D18 to compare Waterview 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.
Waterview FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Waterview?
Waterview has a latest 12-month median monthly rent of $3,900 across 92 rentals in that period.
What is the typical sale price at Waterview?
The latest 12-month median sale price for Waterview is $1,690,000, based on 18 sales in that period.
What is the median sale PSF at Waterview?
The latest 12-month median sale price per square foot for Waterview is $1,499 psf. The average for the same period is $1,495 psf.
Is Waterview freehold or leasehold?
Waterview is listed as 99-year leasehold from 2010. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Waterview located?
Waterview is located at 81 Tampines Avenue 1 Waterview Singapore 528685 in D18 / Tampines, Pasir Ris.
How current is the Waterview 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.