Waterbay
Waterbay is a 99-year executive condominium in District 19 (Punggol) that obtained TOP in 2016, with 383 units across 7 blocks. Across 574 transactions on record, units have recently transacted around S$1.68M (S$1,507 psf, ~1,098 sqft). There are 10 units for sale from S$1.80M to S$2.95M. The lease has approximately 85 years remaining.
What are the key facts about Waterbay?
Waterbay is a 99-year executive condominium in District 19 (Punggol) that obtained TOP in 2016, with 383 units across 7 blocks.
- Tenure
- 99-year
- TOP / Completion
- 2016
- Developer
- QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD
- Total units
- 383
- Blocks
- 7
- District / Area
- District 19 (Punggol)
- Market segment
- OCR
- Median PSF
- S$1,507 psf
- Last transacted
- Jun 2026
- Remaining lease
- ≈ 85 years
What is the price and PSF at Waterbay?
Units have recently transacted around S$1.68M (S$1,507 psf), at a gross rental yield of about 2.9% (URA caveat data).
Recent median price
S$1.68M
recent · 574 sales on record
Median PSF
S$1,507 psf
recent transactions
Median rent (monthly)
S$4,076
110 rentals on record
Gross rental yield
2.9%
indicative, gross
Source: URA caveat data, through Jun 2026.
What has recently sold at Waterbay?
Waterbay has 574 recorded sales; the most recent transacted at S$1,685,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jun 2026 | S$1,685,000 | 1,098 | S$1,535 psf |
| May 2026 | S$1,678,888 | 1,098 | S$1,529 psf |
| May 2026 | S$1,105,000 | 753 | S$1,467 psf |
| May 2026 | S$2,070,000 | 1,259 | S$1,644 psf |
| Apr 2026 | S$2,060,000 | 1,259 | S$1,636 psf |
| Apr 2026 | S$2,200,000 | 1,410 | S$1,560 psf |
| Apr 2026 | S$2,158,000 | 1,496 | S$1,442 psf |
| Apr 2026 | S$1,955,000 | 1,259 | S$1,552 psf |
| Apr 2026 | S$1,620,000 | 1,098 | S$1,476 psf |
| Apr 2026 | S$1,620,000 | 1,076 | S$1,505 psf |
| Apr 2026 | S$1,655,000 | 1,098 | S$1,507 psf |
| Apr 2026 | S$1,650,000 | 1,098 | S$1,503 psf |
574 sales and 110 rentals on record since Feb 2012. Source: URA.
Are prices at Waterbay rising?
The median transacted PSF at Waterbay has risen 100% over the past 14 years (2012–2026), from S$753 psf to S$1,505 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,505 psf | S$1.68M | 14 | +3.6% |
| 2025 | S$1,453 psf | S$1.72M | 21 | +4.2% |
| 2024 | S$1,394 psf | S$1.56M | 27 | +11.9% |
| 2023 | S$1,246 psf | S$1.59M | 20 | +7.7% |
| 2022 | S$1,157 psf | S$1.38M | 29 | +15.5% |
| 2021 | S$1,002 psf | S$1.11M | 100 | +4.9% |
| 2020 | S$955 psf | S$1.06M | 3 | +27.5% |
| 2014 | S$749 psf | S$875k | 4 | +1.1% |
| 2013 | S$741 psf | S$843k | 241 | -1.6% |
| 2012 | S$753 psf | S$862k | 114 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Waterbay?
11,111 CEA-registered agents closed at least one recorded deal in District 19 — where Waterbay sits — in the last 12 months, across all property types.
Active agents · 12mo
11,111
District 19 · closed ≥1 deal
Deals on record
72,282
all-time · all property types
Source: CEA public transaction records, attributed to District 19across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Waterbay?
Waterbay has 10 units listed for sale, spanning 3–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 3-bedroom | 3 | S$1.80M–S$1.80M | — |
| 4-bedroom | 7 | S$1.98M–S$2.95M | — |
Where is Waterbay and what's nearby?
Waterbay is located in Punggol, in the North-East Region of Singapore.
Waterbay is a 99-year executive condominium completed in 2016. It was developed by QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD. The development has 383 residential units. It sits on a land area of 13,232 sqm and has a gross floor area of 39,696 sqm. The plot ratio is 3.0.
WATERBAY is located at 47A Edgefield Plains, Singapore 828709. It is part of District 19, Serangoon Garden / Hougang / Punggol, Punggol. The project falls within the North-East Region and the OCR market segment.
The nearest rail connection is Cove LRT, approximately 312m away, around 5 minutes on foot. Nearby amenities include Waterway Point for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, and One Punggol Hawker Centre for food options.
Who built Waterbay and how big is the development?
Waterbay was developed by QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD, designed by ADDP ARCHITECTS LLP, with 383 units over up to 17 storeys.
- Developer
- QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD
- Architect
- ADDP ARCHITECTS LLP
- Main contractor
- QINGJIAN INTERNATIONAL (SOUTH PACIFIC) GROUP DEVT CO PTE LTD
- Floors
- 17 storeys
- Blocks
- 7
- Land area
- 13,232 sqm (142,428 sqft)
- Gross floor area
- 39,696 sqm (427,284 sqft)
- Plot ratio
- 3.00
How far is Waterbay from MRT and schools?
The nearest MRT/LRT to Waterbay is Cove LRT, about 312 m away (~5 min walk). 10 schools are within 1 km, including 7 primary schools.
Getting around
- Cove LRT312 m · ~5 min
- Damai LRT460 m · ~7 min
- Meridian LRT479 m · ~8 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Edgefield Primary SchoolPrimary schoolwithin 1 km · P1 priority119 m
- Punggol Secondary SchoolSecondary schoolwithin 1 km163 m
- Oasis Primary SchoolPrimary schoolwithin 1 km · P1 priority515 m
- Punggol View Primary SchoolPrimary schoolwithin 1 km · P1 priority552 m
- Edgefield Secondary SchoolSecondary schoolwithin 1 km602 m
- Greendale Secondary SchoolSecondary schoolwithin 1 km615 m
- Horizon Primary SchoolPrimary schoolwithin 1 km · P1 priority618 m
- Greendale Primary SchoolPrimary schoolwithin 1 km · P1 priority701 m
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What does it cost to own a unit at Waterbay?
Buying a unit at Waterbay (~S$1.68M) needs about S$12,290/mo in income and S$5,654/mo in repayments, after S$53,544 stamp duty and a S$420k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.68M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$53,544
BSD, tiered
Downpayment (25%)
S$420k
cash + CPF
Monthly instalment
S$5,654/mo
30y @ 3.5%
Income required
S$12,290/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about Waterbay? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Waterbay's own transactions.
PropKakiRecent units at Waterbay sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Waterbay
How much does a unit at Waterbay cost?⌄
Units at Waterbay have recently transacted around S$1.68M (S$1,507 psf), from 574 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Waterbay?⌄
For a unit around S$1.68M as a first home, you'd need roughly S$12,290/mo in income (assessed at the stress-test rate), with repayments near S$5,654/mo after a S$420k (25%) downpayment and S$53,544 Buyer's Stamp Duty.
Is Waterbay a good investment?⌄
Gross rental yield is about 2.9%; median PSF has risen about 100% since 2012. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Waterbay going up?⌄
The median transacted PSF at Waterbay has risen about 100% between 2012 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Waterbay freehold or leasehold?⌄
Waterbay is 99-year, with approximately 85 years remaining on the lease.
When was Waterbay built and who developed it?⌄
Waterbay obtained TOP in 2016, developed by QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD, with 383 units across 7 blocks.
How many units are for sale at Waterbay?⌄
There are 10 units for sale at Waterbay, from S$1.80M to S$2.95M.
What is the nearest MRT to Waterbay?⌄
The nearest MRT/LRT station to Waterbay is Cove LRT, about 312 m away (~5 min walk).
Which primary schools are within 1 km of Waterbay?⌄
Edgefield Primary School, Oasis Primary School, Punggol View Primary School, Horizon Primary School are within 1 km of Waterbay — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.