WATERCREST is a 66-year balance leasehold development along LOYANG BESAR CLOSE in District 17 (Loyang / Changi), part of the OCR segment of Singapore's private residential market. The project comprises 16 units and is TOP 1993.
This profile draws on 6 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 17 (Loyang / Changi), the immediate context for WATERCREST 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 6 sales and 51 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERCREST dashboard.
- Average sale price: $1,270,000 across 6 transactions
- Estimated gross rental yield: 2.9%
- District 17 PSF ranking: Mid-range (top 73%)
- 999 yrs lease commencing from 1885 · OCR · D17 · 16 units
About WATERCREST
WATERCREST is a 999 yrs lease commencing from 1885 condominium, located at LOYANG BESAR CLOSE in District 17 (Changi, Loyang) (Outside Central Region), developed by SIN CHUAN DEVELOPMENT PTE LTD, comprising 16 residential units, completed in 1993.
With approximately 66 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WATERCREST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $999 psf | $860,000 |
| 3 BR | 4 | $1,040 psf | $1,275,000 |
| 4 BR | 1 | $1,056 psf | $1,660,000 |
Sales Market Overview
WATERCREST has recorded 6 sale transactions with an average transaction price of $1,270,000, ranging from $860,000 to $1,660,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $983 psf | $1,060,000 | — |
| 2023 | 1 | $952 psf | $1,260,000 | ↓ 3.2% |
| 2025 | 2 | $1,093 psf | $1,395,000 | ↑ 14.8% |
| 2026 | 1 | $1,113 psf | $1,450,000 | ↑ 1.9% |
WATERCREST ranks in the top 73% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, WATERCREST trades 33.1% below the segment benchmark.
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Rental Market Overview
WATERCREST has recorded 51 rental transactions with monthly rents averaging $3,057/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 38 | $3,246/mo | $2,200/mo | $4,500/mo |
| 3 BR | 13 | $2,504/mo | $1,500/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $2,290/mo |
| 2022 | 12 | $2,740/mo |
| 2023 | 11 | $3,430/mo |
| 2024 | 10 | $3,231/mo |
| 2025 | 8 | $3,763/mo |
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Investment Analysis
Based on average rents and sale prices, WATERCREST delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,791 psf | 597 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows WATERCREST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERCREST
- Pasir Ris MRT
- Pasir Ris Primary School
- Pasir Ris Crest Secondary School
- Stamford American International School
Nearby MRT Stations
WATERCREST is 1.0 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.0 km |
Nearby Schools
There are 9 schools within 2 km of WATERCREST, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | Primary | 840m |
| Pasir Ris Crest Secondary School | Secondary | 850m |
| Stamford American International School | International | 950m |
| Meridian Primary School | Primary | 990m |
| Pasir Ris Secondary School | Secondary | 1.0 km |
| Meridian Secondary School | Secondary | 1.0 km |
| Elias Park Primary School | Primary | 1.0 km |
| Brighton College (Singapore) | International | 1.1 km |
| White Sands Primary School | Primary | 1.2 km |
Boutique character. With 16 units, WATERCREST 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. Pasir Ris Primary School sits about 0.84km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 1.03km 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.
Lease tenor below 75 years. With roughly 66 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 6 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: WATERCREST 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. 6 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 WATERCREST?
What is the rental yield for WATERCREST?
Is WATERCREST freehold or leasehold?
How far is the nearest MRT from WATERCREST?
What is the tenure of WATERCREST?
How does WATERCREST compare to other projects in the district?
What stamp duty applies for a foreign buyer of WATERCREST?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 51 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 WATERCREST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.