Waterbay
Waterbay is a 99-year executive condominium in District 19 (Punggol) that obtained TOP in 2016, with 383 units across 7 blocks. Units have recently transacted around S$1.66M (S$1,476 psf), from 571 sales on record. There are 9 units for sale from S$1.28M to S$2.48M. 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$1,476 psf
- Last transacted
- May 2026
- Remaining lease
- ≈ 85 years
What is the price and PSF at Waterbay?
Units have recently transacted around S$1.66M (S$1,476 psf), at a gross rental yield of about 3.0% (URA caveat data).
Recent median price
S$1.66M
recent · 571 sales on record
Median PSF
S$1,476 psf
recent transactions
Median rent (monthly)
S$4,073
108 rentals on record
Gross rental yield
3.0%
indicative, gross
Units currently for sale are asking a median of S$1,611 psf — about 9% above the most recent transacted PSF.
Source: URA caveat data, through May 2026.
What has recently sold at Waterbay?
Waterbay has 571 recorded sales; the most recent transacted at S$1,105,000 in May 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| May 2026 | S$1,105,000 | 753 | S$1,467 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 |
| Mar 2026 | S$1,620,000 | 1,098 | S$1,476 psf |
| Jan 2026 | S$1,740,000 | 1,389 | S$1,253 psf |
| Dec 2025 | S$1,658,000 | 1,141 | S$1,453 psf |
571 sales and 108 rentals on record since Feb 2012. Source: URA.
What bedroom types are available at Waterbay?
Waterbay has 9 units listed for sale, spanning 2–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 1 | S$1.28M–S$1.28M | — |
| 3-bedroom | 5 | S$1.75M–S$1.80M | S$1,611 psf |
| 4-bedroom | 3 | S$2.00M–S$2.48M | S$1,397 psf |
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.
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$1.66M) needs about S$12,115/mo in income and S$5,574/mo in repayments, after S$52,350 stamp duty and a S$414k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.66M) 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$52,350
BSD, tiered
Downpayment (25%)
S$414k
cash + CPF
Monthly instalment
S$5,574/mo
30y @ 3.5%
Income required
S$12,115/mo
TDSR @ stress rate
Frequently asked questions about Waterbay
What is the price at Waterbay?⌄
Units at Waterbay have recently transacted around S$1.66M (S$1,476 psf), from 571 sales on record (URA caveat data).
What is the PSF at Waterbay?⌄
Units for sale at Waterbay are asking a median of about S$1,611 psf.
Is Waterbay freehold or leasehold?⌄
Waterbay is 99-year, with approximately 85 years remaining on the lease.
When was Waterbay built?⌄
Waterbay obtained TOP in 2016, developed by QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD.
How many units are for sale at Waterbay?⌄
There are 9 units for sale at Waterbay, from S$1.28M to S$2.48M.
What is the rental yield at Waterbay?⌄
Gross rental yield at Waterbay is about 3.0%, based on median current rents and prices.
How many units are in Waterbay?⌄
Waterbay has 383 units across 7 blocks.
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.
