Waterbay
Waterbay is a 99-year executive condominium in District 19 (Punggol) that obtained TOP in 2016, with 383 units across 7 blocks. Across 578 transactions on record, units have recently transacted around S$1.69M (S$1,535 psf, ~1,098 sqft). There are 29 units for sale from S$1.20M to S$2.96M. The lease has approximately 85 years remaining.
| Tenure | 99-year leasehold from 2012 (≈85 years left) |
|---|---|
| TOP year | 2016 |
| Developer | QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD |
| Units | 383 in 7 blocks |
| District and area | District 19 · Punggol · OCR |
| Nearest MRT | Cove LRT, 312 m (~5 min walk) |
| Latest median psf | S$1,535 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at Waterbay?
Waterbay has 29 units listed for sale, asking S$1.20M to S$2.96M (median S$1,636 psf), and 15 units for rent at a median of S$1,100 a month.
For sale
29 listings
S$1.20M – S$2.96M
For rent
15 listings
S$950 – S$3,500 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 2 | S$1.20M–S$1.25M | S$1,660 psf |
| 3-bedroom | 12 | S$1.70M–S$1.90M | S$1,575 psf |
| 4-bedroom | 15 | S$1.97M–S$2.96M | S$1,466 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Waterbay?
Floor plans for Waterbay aren't in PropKaki's library yet. Across 578 URA caveats, units range from 753 sqft to 2,669 sqft, and the middle half are 1,098 sqft to 1,259 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 2-bedroom | 753 sqft | S$1.20M · S$1,660 psf |
| 3-bedroom | 1,076 sqft to 1,399 sqft | S$1.70M · S$1,575 psf |
| 4-bedroom | 1,141 sqft to 2,304 sqft | S$1.97M · S$1,466 psf |
Check the Floor Plan Finder for Waterbay →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Waterbay?
Units have recently transacted around S$1.69M (S$1,535 psf), at a gross rental yield of about 2.9% (URA caveat data).
Recent median price
S$1.69M
recent · 578 sales on record
Median PSF
S$1,535 psf
recent transactions
Median rent (monthly)
S$4,077
111 rentals on record
Gross rental yield
2.9%
indicative, gross
Units currently for sale are asking a median of S$1,636 psf — about 7% above the most recent transacted PSF.
Source: URA caveat data, through Aug 2026.
What has recently sold at Waterbay?
Waterbay has 578 recorded sales; the most recent transacted at S$1,600,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$1,600,000 | 1,098 | S$1,457 psf |
| Aug 2026 | S$1,108,800 | 753 | S$1,472 psf |
| Jul 2026 | S$1,750,000 | 1,098 | S$1,594 psf |
| Jul 2026 | S$1,685,000 | 1,098 | S$1,535 psf |
| Jun 2026 | S$1,685,000 | 1,098 | S$1,535 psf |
| May 2026 | S$1,105,000 | 753 | S$1,467 psf |
| May 2026 | S$1,678,888 | 1,098 | S$1,529 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 |
578 sales and 111 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 | 18 | +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.
Is Waterbay a good investment?
Of 207 units at Waterbay that were bought and later resold (bought from 2012, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 44% over a median 8.4-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.9%. Units listed now ask about 7% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
100%
of 207 resales here
Median gain
44%
gross, before costs
Median hold
8.4 years
bought to resold
Every unit at Waterbay with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
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.
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
What does it cost to own a unit at Waterbay?
Buying a unit at Waterbay (~S$1.69M) needs about S$12,335/mo in income and S$5,675/mo in repayments, after S$53,850 stamp duty and a S$421k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.69M) 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$53,850
BSD, tiered
Downpayment (25%)
S$421k
cash + CPF
Monthly instalment
S$5,675/mo
30y @ 3.5%
Income required
S$12,335/mo
TDSR @ stress rate
How many property agents are active around Waterbay?
11,112 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
11,112
District 19 · closed ≥1 deal
Deals on record
72,395
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
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
Is Waterbay freehold?⌄
No. Waterbay is on a 99-year lease that started in 2012, with about 85 years left.
How old is Waterbay?⌄
Waterbay was completed (obtained TOP) in 2016, so it is about 10 years old.
Is Waterbay a good investment?⌄
Of 207 units at Waterbay that were bought and later resold (bought from 2012, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 44% over a median 8.4-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.9%. Units listed now ask about 7% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Waterbay an EC?⌄
Yes. Waterbay is an executive condominium (EC).
Who is the developer of Waterbay?⌄
Waterbay was developed by QINGJIAN REALTY (EDGEFIELD PLAINS) PTE LTD.
What is the price of a condo at Waterbay?⌄
Units at Waterbay have recently sold for around S$1.69M (S$1,535 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 29 units are listed for sale from S$1.20M to S$2.96M.
Where is Waterbay located?⌄
Waterbay is at 47A Edgefield Plains, Singapore 828709, in Punggol (District 19). The nearest MRT station is Cove LRT, about 312 m away.
How many units are there in Waterbay?⌄
Waterbay has 383 units in 7 blocks, up to 17 storeys high.
How much do I need to earn to buy at Waterbay?⌄
For a unit around S$1.69M as a first home, you'd need roughly S$12,335/mo in income (assessed at the stress-test rate), with repayments near S$5,675/mo after a S$421k (25%) downpayment and S$53,850 Buyer's Stamp Duty.
Are prices at Waterbay going up?⌄
The median price per square foot at Waterbay has risen about 100% between 2012 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
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 get priority in Primary 1 (P1) registration.