WATERFALL GARDENS is a freehold development along FARRER ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 132 units and is TOP 2010.
This profile draws on 17 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 16 years from TOP, WATERFALL GARDENS 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 10 (Bukit Timah / Holland), the immediate context for WATERFALL GARDENS 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 17 sales and 163 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERFALL GARDENS dashboard.
- Average sale price: $5,251,694 across 17 transactions
- Estimated gross rental yield: 2.1%
- District 10 PSF ranking: Mid-range (top 61%)
- Freehold tenure · CCR · D10 · 132 units
About WATERFALL GARDENS
WATERFALL GARDENS is a freehold condominium, located at FARRER ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by MCL LAND, comprising 132 residential units, completed in 2010.
As a freehold property, WATERFALL GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WATERFALL GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,013 psf | $3,682,933 |
| 5+ BR | 14 | $1,941 psf | $5,587,857 |
Sales Market Overview
WATERFALL GARDENS has recorded 17 sale transactions with an average transaction price of $5,251,694, ranging from $3,380,000 to $8,680,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,839 psf | $3,902,000 | — |
| 2022 | 6 | $1,879 psf | $6,068,133 | ↑ 2.2% |
| 2023 | 2 | $2,138 psf | $5,540,000 | ↑ 13.8% |
| 2024 | 2 | $2,163 psf | $4,750,000 | ↑ 1.2% |
| 2025 | 2 | $2,071 psf | $6,390,000 | ↓ 4.3% |
WATERFALL GARDENS ranks in the top 61% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, WATERFALL GARDENS trades 20.2% below the segment benchmark.
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Rental Market Overview
WATERFALL GARDENS has recorded 163 rental transactions with monthly rents averaging $9,345/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 87 | $7,918/mo | $5,500/mo | $11,000/mo |
| 4 BR | 76 | $10,979/mo | $7,300/mo | $18,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 31 | $7,634/mo |
| 2022 | 29 | $9,481/mo |
| 2023 | 30 | $9,970/mo |
| 2024 | 25 | $9,846/mo |
| 2025 | 41 | $9,807/mo |
| 2026 | 7 | $9,193/mo |
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Investment Analysis
Based on average rents and sale prices, WATERFALL GARDENS delivers an estimated gross rental yield of 2.1%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows WATERFALL GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERFALL GARDENS
- Farrer Road MRT
- Holland Village MRT
- Commonwealth MRT
- Swiss School Singapore
- Raffles Girls'
- German European School Singapore
Nearby MRT Stations
WATERFALL GARDENS is 620m from Farrer Road MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Road | CC20 | Circle Line | 620m |
| Holland Village | CC21 | Circle Line | 1.0 km |
| Commonwealth | EW20 | East-West Line | 1.3 km |
Nearby Schools
There are 20 schools within 2 km of WATERFALL GARDENS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | International | 750m |
| Raffles Girls' Primary School | Primary | 860m |
| German European School Singapore | International | 1.2 km |
| Commonwealth Secondary School | Secondary | 1.4 km |
| Hollandse School | International | 1.5 km |
| Tanglin Trust School | International | 1.6 km |
| Lycee Francais de Singapour | International | 1.6 km |
| National Junior College | Secondary | 1.6 km |
| National Junior College | Jc | 1.6 km |
| Nanyang Primary School | Primary | 1.7 km |
| Nanyang Girls' High School | Secondary | 1.7 km |
| Methodist Girls' School (Primary) | Primary | 1.8 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.
Walking-distance MRT. Farrer Road is about 0.62km — 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.
School-belt proximity. Swiss School Singapore sits about 0.75km 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 17 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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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: WATERFALL GARDENS hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 17 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 WATERFALL GARDENS?
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Is WATERFALL GARDENS freehold or leasehold?
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What is the tenure of WATERFALL GARDENS?
How does WATERFALL GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of WATERFALL GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 17 transactions analysed
- Rental data: 163 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 WATERFALL GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.