WATER TERRACE is a freehold development along LORONG AH SOO in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 12 units and is TOP 2008.
This profile draws on 2 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 18 years from TOP, WATER TERRACE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for WATER TERRACE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 2 sales and 10 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATER TERRACE dashboard.
- Average sale price: $2,875,000 across 2 transactions
- Estimated gross rental yield: 2.2%
- District 19 PSF ranking: Value tier (top 82%)
- Freehold tenure · OCR · D19 · 12 units
About WATER TERRACE
WATER TERRACE is a freehold condominium, located at LORONG AH SOO in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SILVERSTEIN PTE LTD (LAND RESOURCES REALTY), comprising 12 residential units, completed in 2008.
As a freehold property, WATER TERRACE does not face lease decay concerns.
Sales Market Overview
WATER TERRACE has recorded 2 sale transactions with an average transaction price of $2,875,000, ranging from $2,550,000 to $3,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $971 psf | $2,550,000 | — |
| 2025 | 1 | $1,218 psf | $3,200,000 | ↑ 25.5% |
WATER TERRACE ranks in the top 82% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, WATER TERRACE trades 29.4% below the segment benchmark.
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Rental Market Overview
WATER TERRACE has recorded 10 rental transactions with monthly rents averaging $5,375/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 10 | $5,375/mo | $3,900/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $4,067/mo |
| 2022 | 1 | $5,000/mo |
| 2023 | 4 | $6,025/mo |
| 2024 | 1 | $6,450/mo |
| 2025 | 1 | $6,000/mo |
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Investment Analysis
Based on average rents and sale prices, WATER TERRACE delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows WATER TERRACE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATER TERRACE
- Bartley MRT
- Serangoon MRT
- Serangoon MRT
- Kovan MRT
- Zhonghua Secondary School
- Zhonghua Primary School
- Montfort Junior School
Nearby MRT Stations
WATER TERRACE is 900m from Bartley MRT (Circle Line), with 4 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of WATER TERRACE, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 440m |
| Zhonghua Primary School | Primary | 510m |
| Montfort Junior School | Primary | 820m |
| Cedar Girls' Secondary School | Secondary | 830m |
| Cedar Primary School | Primary | 900m |
| Montfort Secondary School | Secondary | 930m |
| Bartley Secondary School | Secondary | 1.1 km |
| Xinmin Secondary School | Secondary | 1.3 km |
| St. Gabriel's Primary School | Primary | 1.3 km |
| Serangoon Secondary School | Secondary | 1.3 km |
| Xinmin Primary School | Primary | 1.4 km |
| Holy Innocents' High School | Secondary | 1.5 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 12 units, WATER TERRACE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Zhonghua Secondary School sits about 0.44km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.90km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 2 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: WATER TERRACE sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for WATER TERRACE?
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Is WATER TERRACE freehold or leasehold?
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What is the tenure of WATER TERRACE?
How does WATER TERRACE compare to other projects in the district?
What stamp duty applies for a foreign buyer of WATER TERRACE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 10 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for WATER TERRACE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.