WATERSCAPE AT CAVENAGH is a freehold development along CAVENAGH ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 200 units and is TOP 2014.
This profile draws on 55 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 12 years from TOP, WATERSCAPE AT CAVENAGH 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 9 (Orchard / River Valley), the immediate context for WATERSCAPE AT CAVENAGH 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 55 sales and 485 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERSCAPE AT CAVENAGH dashboard.
- Average sale price: $2,315,461 across 55 transactions
- Estimated gross rental yield: 2.8%
- District 9 PSF ranking: Mid-range (top 67%)
- Freehold tenure · CCR · D9 · 200 units
About WATERSCAPE AT CAVENAGH
WATERSCAPE AT CAVENAGH is a freehold condominium, located at CAVENAGH ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by CAVENAGH PROPERTIES PTE LTD, comprising 200 residential units, completed in 2014.
As a freehold property, WATERSCAPE AT CAVENAGH does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WATERSCAPE AT CAVENAGH:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $1,977 psf | $1,182,200 |
| 3 BR | 40 | $1,983 psf | $2,464,669 |
| 4 BR | 6 | $2,094 psf | $3,020,628 |
Sales Market Overview
WATERSCAPE AT CAVENAGH has recorded 55 sale transactions with an average transaction price of $2,315,461, ranging from $1,038,000 to $3,288,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,926 psf | $2,300,769 | — |
| 2022 | 11 | $2,007 psf | $2,359,797 | ↑ 4.2% |
| 2023 | 7 | $1,930 psf | $2,409,714 | ↓ 3.8% |
| 2024 | 12 | $2,015 psf | $2,216,491 | ↑ 4.4% |
| 2025 | 10 | $2,077 psf | $2,408,669 | ↑ 3.1% |
| 2026 | 2 | $2,048 psf | $1,965,000 | ↓ 1.4% |
WATERSCAPE AT CAVENAGH ranks in the top 67% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, WATERSCAPE AT CAVENAGH trades 18.5% below the segment benchmark.
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Rental Market Overview
WATERSCAPE AT CAVENAGH has recorded 485 rental transactions with monthly rents averaging $5,371/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 121 | $3,460/mo | $2,400/mo | $4,300/mo |
| 2 BR | 136 | $5,028/mo | $3,400/mo | $6,200/mo |
| 3 BR | 194 | $6,413/mo | $4,600/mo | $9,500/mo |
| 4 BR | 34 | $7,604/mo | $5,300/mo | $10,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 109 | $4,455/mo |
| 2022 | 96 | $5,292/mo |
| 2023 | 81 | $5,784/mo |
| 2024 | 86 | $5,812/mo |
| 2025 | 96 | $5,685/mo |
| 2026 | 17 | $5,732/mo |
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Investment Analysis
Based on average rents and sale prices, WATERSCAPE AT CAVENAGH delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,728 psf | 580 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,511 psf | 251 |
Location Map
Map shows WATERSCAPE AT CAVENAGH (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERSCAPE AT CAVENAGH
- Somerset MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Little India MRT
- ACS (Junior)
- St. Anthony'
- St. Margaret'
Nearby MRT Stations
WATERSCAPE AT CAVENAGH is 440m from Somerset MRT (North-South Line), with 16 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 440m |
| Dhoby Ghaut | NS24 | North-South Line | 800m |
| Dhoby Ghaut | NE6 | North-East Line | 800m |
| Dhoby Ghaut | CC1 | Circle Line | 800m |
| Little India | NE7 | North-East Line | 980m |
| Little India | DT12 | Downtown Line | 980m |
| Orchard | NS22 | North-South Line | 1.0 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.0 km |
Nearby Schools
There are 16 schools within 2 km of WATERSCAPE AT CAVENAGH, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 160m |
| St. Anthony's Primary School | Primary | 910m |
| St. Margaret's Primary School | Primary | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| Fairfield Methodist School (Primary) | Primary | 1.2 km |
| Kheng Cheng School | Primary | 1.2 km |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| Singapore Management University | Tertiary | 1.3 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.4 km |
| Anglo-Chinese School (Primary) | Primary | 1.4 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
| School of the Arts | Jc | 1.6 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.
Genuine walk-to-MRT access. Somerset sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Established price discovery. 55 transactions in URA REALIS (TTM avg $2,026 psf, median sale $2,550,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 200 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. ACS (Junior) sits about 0.16km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"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: WATERSCAPE AT CAVENAGH 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. 55 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 WATERSCAPE AT CAVENAGH?
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Is WATERSCAPE AT CAVENAGH freehold or leasehold?
How far is the nearest MRT from WATERSCAPE AT CAVENAGH?
What is the tenure of WATERSCAPE AT CAVENAGH?
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What stamp duty applies for a foreign buyer of WATERSCAPE AT CAVENAGH?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 55 transactions analysed
- Rental data: 485 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 WATERSCAPE AT CAVENAGH
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.