Rent vs D19 +27.0%
Rents above district median
Waterwoods's latest 12-month median rent is $4,700 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Waterwoods rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 23 Punggol Field Walk Waterwoods Singapore 828750
Open map
Quick summary about Waterwoods
Waterwoods is a 99-year leasehold executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 51 rentals and 122 sales.
- Latest 12M median rent is $4,700 per month from 15 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,901,944, with median sale PSF at $1,502 psf from 14 sales.
- Rent is up 16.0% over the last 3 months. Sale PSF is up 1.5% over the last 3 months.
Waterwoods Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -10.1%
Sale PSF near district median
Waterwoods's latest 12-month median sale PSF is $1,502 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.97%
Rent support near district screen
Gross yield is roughly 2.97% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 46.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +81.8%
Activity is rising
20 recent transactions versus 11 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2013 matters most on sale price. Compare Waterwoods against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,700
Is the asking rent fair?
$4,450 to $4,950 is the first fair-rent band to check. Above $4,950 should have a visible reason.
Latest 12M median sale PSF $1,502 psf
Is the purchase price fair?
$1,840,000 to $1,960,000 and $1,460 to $1,550 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,500
Are similar units renting for more?
3 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 46.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +81.8%
Is activity rising?
Activity is rising. 20 recent transactions versus 11 in the prior 6-month view.
Waterwoods Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2013
Property type Executive Condominium
Sales 122 resale transactions
Total sold value $182.4M
Waterwoods Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 51 Jun 2021 to Jun 2026
Sale transactions 122 Jun 2021 to Jul 2026
Rent trend 16.0% Last 3 months
Sale PSF trend 1.5% Last 3 months
Waterwoods 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) 1.87 km away
SENGKANG MRT STATION (NE16) 1.88 km away
Schools nearby
GLOBAL INDIAN INTERNATIONAL SCHOOL (PUNGGOL CAMPUS) 0.15 km away
GREENDALE PRIMARY SCHOOL 0.58 km away
GREENDALE SECONDARY SCHOOL 0.64 km away
RIVERVALE PRIMARY SCHOOL 0.91 km away
Amenities
SUNGEI SERANGOON PARK CONNECTOR Park / green link · 0.63 km away
Waterwoods Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,100 21 rentals in view
Latest median sale PSF $1,559 psf 25 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 3 $1,559 psf $2,020,000
Jun 2026 1 $4,100 1 $1,507 psf $1,930,000
May 2026 2 $5,450 1 $1,504 psf $2,508,888
Apr 2026 3 $5,500 1 $1,561 psf $2,000,000
Mar 2026 1 $6,000 1 $1,452 psf $1,860,000
Feb 2026 2 $4,700 4 $1,485 psf $1,901,944
Jan 2026 1 $4,000 0 - -
Nov 2025 1 $3,800 1 $1,581 psf $1,633,888
Oct 2025 0 - 2 $1,485 psf $1,544,000
Sept 2025 1 $4,300 0 - -
Aug 2025 1 $6,000 1 $1,483 psf $1,900,000
Jul 2025 2 $4,750 1 $1,499 psf $1,210,000
Projects Similar to Waterwoods
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1995 The Springbloom 7.0 km away 324 transactions
- Median rent
- $4,500
- Median sale PSF
- $1,458 psf
- Median rent
- $4,250
- Median sale PSF
- $1,330 psf
- Median rent
- $4,100
- Median sale PSF
- $1,361 psf
- Median rent
- $4,200
- Median sale PSF
- $1,453 psf
- Median rent
- $3,975
- Median sale PSF
- $1,401 psf
- Median rent
- $4,300
- Median sale PSF
- $1,241 psf
Waterwoods Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,000 $3,825 16
3 bed $4,500 $4,482 17
4 bed $5,500 $5,532 17
5 bed $6,200 $6,200 1
Waterwoods Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $4,000 $3,835 17
1,000 to 1,100 sqft $4,500 $4,513 16
1,200 to 1,300 sqft $5,500 $5,532 17
1,700 to 1,800 sqft $6,200 $6,200 1
Waterwoods Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,360,000 $1,144 psf 29
06 to 10 $1,400,000 $1,157 psf 44
11 to 15 $1,520,000 $1,331 psf 35
16 to 20 $1,611,944 $1,221 psf 14
Waterwoods 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
Waterwoods shows a latest 12-month median monthly rent of $4,700 across 15 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,700
Rentals in period 15
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 Waterwoods show a median price of $1,901,944 and $1,502 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,901,944
Latest 12M median PSF $1,502 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2013 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. Waterwoods has 122 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $182.4M
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 Waterwoods numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,700/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $1,502 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 D19 to compare Waterwoods 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.
Waterwoods FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Waterwoods?
Waterwoods has a latest 12-month median monthly rent of $4,700 across 15 rentals in that period.
What is the typical sale price at Waterwoods?
The latest 12-month median sale price for Waterwoods is $1,901,944, based on 14 sales in that period.
What is the median sale PSF at Waterwoods?
The latest 12-month median sale price per square foot for Waterwoods is $1,502 psf. The average for the same period is $1,509 psf.
Is Waterwoods freehold or leasehold?
Waterwoods is listed as 99-year leasehold from 2013. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Waterwoods located?
Waterwoods is located at 23 Punggol Field Walk Waterwoods Singapore 828750 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Waterwoods 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.