WATER VILLAS is a freehold development along KOVAN ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 15 units and is TOP 2012.
This profile draws on 5 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 14 years from TOP, WATER VILLAS 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 VILLAS 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 5 sales and 7 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATER VILLAS dashboard.
- Average sale price: $3,183,600 across 5 transactions
- Estimated gross rental yield: 2.5%
- District 19 PSF ranking: Value tier (top 95%)
- Freehold tenure · OCR · D19 · 15 units
About WATER VILLAS
WATER VILLAS is a freehold condominium, located at KOVAN ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SILVERSTEIN PTE LTD, comprising 15 residential units, completed in 2012.
As a freehold property, WATER VILLAS does not face lease decay concerns.
Sales Market Overview
WATER VILLAS has recorded 5 sale transactions with an average transaction price of $3,183,600, ranging from $2,900,000 to $3,450,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $761 psf | $2,965,000 | — |
| 2024 | 1 | $893 psf | $3,450,000 | ↑ 17.3% |
| 2025 | 2 | $839 psf | $3,269,000 | ↓ 6.0% |
WATER VILLAS ranks in the top 95% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, WATER VILLAS trades 47.2% below the segment benchmark.
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Rental Market Overview
WATER VILLAS has recorded 7 rental transactions with monthly rents averaging $6,700/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7 | $6,700/mo | $5,300/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $5,550/mo |
| 2022 | 1 | $7,200/mo |
| 2023 | 1 | $7,500/mo |
| 2024 | 1 | $7,200/mo |
| 2025 | 2 | $6,950/mo |
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Investment Analysis
Based on average rents and sale prices, WATER VILLAS delivers an estimated gross rental yield of 2.5%. 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 VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATER VILLAS
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Cedar Primary School
- Cedar Girls'
- Zhonghua Secondary School
Nearby MRT Stations
WATER VILLAS is 710m from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of WATER VILLAS, including 12 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Primary School | Primary | 460m |
| Cedar Girls' Secondary School | Secondary | 470m |
| Zhonghua Secondary School | Secondary | 470m |
| Zhonghua Primary School | Primary | 480m |
| Xinmin Secondary School | Secondary | 570m |
| Xinmin Primary School | Primary | 710m |
| Serangoon Secondary School | Secondary | 720m |
| Montfort Junior School | Primary | 730m |
| Montfort Secondary School | Secondary | 740m |
| Yangzheng Primary School | Primary | 910m |
| Holy Innocents' High School | Secondary | 940m |
| St. Gabriel's Primary School | Primary | 970m |
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.
Walking-distance MRT. Kovan is about 0.71km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 15 units, WATER VILLAS 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. Cedar Primary School sits about 0.46km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 5 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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: WATER VILLAS combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 5 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 VILLAS?
What is the rental yield for WATER VILLAS?
Is WATER VILLAS freehold or leasehold?
How far is the nearest MRT from WATER VILLAS?
What is the tenure of WATER VILLAS?
How does WATER VILLAS compare to other projects in the district?
What stamp duty applies for a foreign buyer of WATER VILLAS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions analysed
- Rental data: 7 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 VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.