Whitewater occupies a quietly privileged corner of District 18 — seven residential blocks rising from Pasir Ris Street 72, fronted by greenery and backed by the relaxed rhythms of one of Singapore's most family-oriented townships. Launched as an Executive Condominium (EC) in 2002 and awarded its Temporary Occupation Permit in 2005, the development crossed the 10-year privatisation threshold in 2015, which means it has traded as a fully private condominium for over a decade. Today its 397 units attract a wide spectrum of buyers: HDB upgraders who value the address, owner-occupiers who prize the generous pool deck and low-density streetscape, and yield-minded investors who see the Cross Island Line (CRL) catalysing a second wave of demand across eastern Singapore.
Recent URA caveats show transacted prices clustering between S$1,063 and S$1,209 per square foot, with the median deal closing around S$1,300,000 — strong validation for a 99-year leasehold asset sitting at roughly 75 years of remaining tenure in 2026. Against the broader OCR benchmark of mid-S$1,800 psf for newer launches, Whitewater occupies the affordable end of the private market without sacrificing liveability. The combination of resort-style amenities, a walk to Pasir Ris MRT on the East-West Line, proximity to White Sands mall and the upcoming CRL interchange by 2030 makes this a development worth examining carefully before the next price step-up.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 18 — encompassing Pasir Ris and Tampines — has historically been characterised as a mature HDB heartland with a handful of private residential enclaves. What distinguishes it from other OCR districts is the concentration of quality public infrastructure: Pasir Ris Park (one of Singapore's largest coastal parks), Downtown East resort complex, Escape Theme Park land earmarked for redevelopment, and Tampines Regional Centre roughly 10 minutes away by rail. Land supply in Pasir Ris proper has been tightly managed; private sites are few, which underpins long-run scarcity value for existing freehold-equivalent and privatised EC stock.
The CRL Phase 1, expected to begin operations around 2030, will transform Pasir Ris MRT into a major EWL–CRL interchange. Analysts tracking the Pasir Ris 8 integrated development — which sits roughly 700 metres from Whitewater along the same transit corridor — already price in an interchange premium of 10–15% above the district average. That premium will logically radiate to surrounding resale stock as the 2030 deadline approaches, since buyers typically front-run infrastructure completions by 12–24 months.
Whitewater itself was developed by Chip Eng Seng Corporation, a builder with a reliable track record across multiple EC and private projects. The 2005 completion date places structural elements in the 20-year age bracket — aging but manageable with an active Management Corporation Strata Title (MCST) that residents consistently praise for responsiveness and cleanliness. The Estate achieved full privatisation ahead of many contemporary ECs, giving resale buyers a clean transaction profile with no HDB-eligibility restrictions and no Minimum Occupation Period considerations for subsequent purchasers.
From a macro standpoint, OCR non-landed prices rose 2.2% quarter-on-quarter in Q1 2026, outpacing both the Core Central Region and Rest of Central Region for the period. This trend reflects sustained upgrader demand from the large HDB resale cohort in the east and northeast, where BTO completions from 2022–2024 have been generating a steady pipeline of cash-rich sellers.
We track 118 sales and 215 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WHITEWATER dashboard.
- Average sale price: $1,150,486 across 118 transactions
- Estimated gross rental yield: 3.7%
- District 18 PSF ranking: Value tier (top 86%)
- 99 yrs lease commencing from 2002 · OCR · D18 · 397 units
About WHITEWATER
WHITEWATER is a 99 yrs lease commencing from 2002 condominium, located at PASIR RIS STREET 72 in District 18 (Tampines, Pasir Ris) (Outside Central Region), comprising 397 residential units.
Sales Market Overview
WHITEWATER has recorded 118 sale transactions with an average transaction price of $1,150,486, ranging from $750,000 to $1,445,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $795 psf | $921,257 | — |
| 2022 | 30 | $898 psf | $1,039,663 | ↑ 12.9% |
| 2023 | 20 | $997 psf | $1,190,294 | ↑ 11.1% |
| 2024 | 22 | $1,087 psf | $1,255,768 | ↑ 9.0% |
| 2025 | 20 | $1,116 psf | $1,327,139 | ↑ 2.7% |
| 2026 | 7 | $1,122 psf | $1,298,286 | ↑ 0.5% |
WHITEWATER ranks in the top 86% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, WHITEWATER trades 36.6% below the segment benchmark.
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Rental Market Overview
WHITEWATER has recorded 215 rental transactions with monthly rents averaging $3,532/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 4 | $3,200/mo | $2,800/mo | $3,400/mo |
| 3 BR | 204 | $3,528/mo | $2,100/mo | $5,000/mo |
| 4 BR | 7 | $3,841/mo | $2,800/mo | $4,688/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 44 | $2,636/mo |
| 2022 | 50 | $3,361/mo |
| 2023 | 33 | $4,002/mo |
| 2024 | 32 | $3,903/mo |
| 2025 | 41 | $3,949/mo |
| 2026 | 15 | $3,763/mo |
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Investment Analysis
Based on average rents and sale prices, WHITEWATER delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,589 psf | 1178 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 571 |
Location Map
Map shows WHITEWATER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WHITEWATER
- White Sands Primary School
- Pasir Ris Primary School
- Pasir Ris Secondary School
Nearby Schools
There are 3 schools within 2 km of WHITEWATER.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 1.7 km |
| Pasir Ris Primary School | Primary | 1.9 km |
| Pasir Ris Secondary School | Secondary | 1.9 km |
Transit connectivity with a near-term catalyst. Pasir Ris MRT on the East-West Line places Whitewater within commuting range of Tampines, Jurong East, Raffles Place and Changi Airport without a transfer. The planned CRL interchange at Pasir Ris, targeting a 2030 opening, will add a direct cross-island axis toward Hougang, Ang Mo Kio and Jurong Lake District — dramatically expanding the employment catchment for residents and, in doing so, widening the buyer pool for future resale transactions. Properties that position themselves within the CRL halo before operations begin have historically recorded outsized appreciation once construction milestones are confirmed.
Amenity richness for the price point. Whitewater's facilities package was designed to EC-plus standards: a 35-metre lap pool, a fun pool, a jet pool, a swim-up Jacuzzi, two tennis courts, an outdoor fitness station, a jogging trail, foot reflexology path, gymnasium, steam room, rooftop garden, BBQ pits and a 24-hour guarded perimeter. At S$1,100–S$1,210 psf, buyers are acquiring this resort-grade amenity set at roughly 40–50% below the cost of comparably equipped new launches in the OCR. The low unit count — 397 across seven blocks — means facility crowding is rarely a complaint in resident feedback, a marked contrast with mega-developments in the 800–1,200 unit range.
Fully privatised EC with no residual restrictions. Because Whitewater crossed the 10-year mark in 2015, it can be sold to or rented by any buyer — Singaporean, Singapore Permanent Resident or foreigner — without HDB approval or Minimum Occupation Period constraints. This removes a meaningful friction layer for landlords and reduces days-on-market risk at exit. Resale levy concerns, relevant only to original EC buyers, do not affect subsequent purchasers on the open market.
Established school catchment and family infrastructure. White Sands Primary School is within the 1-kilometre priority zone for primary one registration, a factor families track carefully when shortlisting homes. Meridian Junior College and several PAP Community Foundation (PCF) Sparkletots preschools are within the immediate neighbourhood. The proximity to Pasir Ris Park, Downtown East recreational facilities and the beach gives young families a lifestyle radius that comparably priced districts in the north and west struggle to match.
Stable resale liquidity. With 117 recorded transactions in the project's history and steady deal flow in 2024–2025, Whitewater maintains enough market depth to support fair-value exits without prolonged marketing periods. The S$1,063–S$1,209 psf band observed across recent caveats reflects both the entry floor for budget-conscious upgraders and the ceiling achievable for well-renovated, high-floor units — giving prospective buyers a data-grounded sense of realistic exit scenarios.
Lease decay on a 99-year tenure from 2002. With approximately 75 years remaining in 2026, Whitewater has crossed the threshold at which Singapore banks and the Housing Development Board begin applying more conservative loan-to-value (LTV) ratios. CPF usage for properties with fewer than 60 years of lease remaining at the time the youngest buyer turns 55 is already restricted; at 75 years remaining, that clock is ticking. Buyers in their 30s and early 40s will need to factor in that the property will carry roughly 40–45 years of lease when they reach retirement age, which may affect CPF withdrawal flexibility and eventual exit pricing. Buyers with a short-to-medium investment horizon (5–10 years) are less exposed to this risk than those planning a 20-year hold.
Age-related maintenance and capital call risk. At over 20 years old, Whitewater's mechanical and electrical systems — lifts, pool filtration, air-handling units, waterproofing membranes — are approaching or have entered their replacement window. A well-run MCST should have accumulated sufficient sinking fund reserves to manage these costs, but prospective buyers should request a copy of the latest Annual General Meeting minutes and audited accounts to verify fund adequacy before committing. A large special levy for major works would compress net yield for landlords and reduce the pool of cash buyers in a resale scenario.
EC-origin price ceiling debate. Some market participants argue that fully privatised ECs carry a residual stigma among premium buyer segments, creating a de facto PSF ceiling relative to purpose-built private condominiums with equivalent locational attributes. While this ceiling has been eroded as privatised ECs age into the mainstream market, it can still constrain appreciation at the upper end of the psf range, particularly when competing against newer, fully private projects at similar absolute price quantum.
CRL timeline dependency. The 2030 CRL opening is the single most significant near-term catalyst for District 18 values. Any LTA timeline extension — for engineering, funding or geotechnical reasons — would defer the anticipated re-rating of transit-adjacent assets including Whitewater. Buyers pricing in a 2030 catalyst should stress-test their financial model against a 2032–2033 scenario.
- ✅ HDB upgrader (4-room or 5-room seller): Whitewater offers a credible step up from HDB living at a quantum — S$1.28M to S$1.48M — that is reachable with proceeds from a well-timed east-side HDB resale sale and a moderate mortgage. Fully privatised status means there are no HDB eligibility hurdles, and the school catchment and park proximity tick the family-readiness checklist.
- ✅ Yield investor seeking east-side rental demand: Pasir Ris commands steady rental demand from Changi Business Park and Changi Airport staff who prefer a shorter commute. At sub-S$1,200 psf entry, gross yields of 3.0–3.5% are achievable on a well-maintained 3-bedroom unit. The approaching CRL interchange provides an exit catalyst within a 4–6 year hold window without the compressed yields common at Raffles Place-proximate addresses.
- ⚠️ Retiree or near-retiree right-sizing from a larger landed home: The resort facilities, single-level living convenience and park proximity align well with active retirement needs. However, the 75-year remaining lease means CPF-funded purchases require careful planning against the CPF Withdrawal Limit schedule. A retiree with strong cash reserves who values the lifestyle over capital appreciation upside may find Whitewater well-suited; one relying on equity release in 20 years should model lease-decay risk carefully.
- ⚠️ Young professional couple (first private property): The entry quantum is accessible and the address genuinely liveable, but a couple in their late 20s or early 30s will hold this asset into its sub-60-year lease bracket. The CPF and financing restrictions that trigger below 60 years remaining may limit their exit options at the wrong end of their wealth-building curve. Those with a clear plan to sell within 10–12 years face less exposure.
- ✅ Foreigner or Singapore PR seeking suburban lifestyle: Full privatisation means foreign buyers face no additional regulatory hurdles beyond the standard Additional Buyer Stamp Duty (ABSD) applicable to non-citizens. Pasir Ris Park, the beach, and the relaxed eastern suburb atmosphere are draws for expatriate families who find CCR condominiums over-priced for what they offer in terms of green space. The EWL provides a one-seat ride to Changi Airport.
Whitewater is not a headline-grabbing trophy asset — it is a steady, well-maintained, genuinely liveable development that has earned its place in the District 18 resale market through consistent demand rather than marketing hype. At S$1,100–S$1,210 psf with a 75-year lease runway, it sits in a segment that offers tangible value relative to new OCR launches pricing at S$1,700–S$2,100 psf for 99-year tenure that starts today rather than in 2002.
The central investment thesis rests on two pillars: the CRL interchange catalyst arriving around 2030, which has historically delivered 8–15% pre-completion re-ratings on transit-adjacent OCR resale stock; and the sustained structural demand from the large HDB upgrader cohort in the eastern and northeastern planning zones. Both pillars are underpinned by government infrastructure commitments and demographics — not speculation.
The primary risk to monitor is lease decay compounding over a long hold. Buyers who enter in 2026 at 75 years remaining and exit at 65 years remaining face limited financing headwind; those targeting a 20-year hold will sell at 55 years remaining, where buyer pools narrow. A sensible strategy for owner-occupiers is to plan around the 10–12 year window when CRL benefits are fully priced in and the property still carries comfortable CPF and financing headroom for the next buyer.
For families wanting Pasir Ris Park on their doorstep, a 35-metre lap pool, a top-tier primary school catchment and connectivity that is about to meaningfully improve, Whitewater delivers a strong package at a fair price. Proceed with standard diligence on the MCST sinking fund and maintenance history, model the lease decay schedule against your exit timeline, and consider how a affordability check or stamp duty calculation shapes your total acquisition cost before committing.
FAQ
What is the average price for WHITEWATER?
What is the rental yield for WHITEWATER?
Is WHITEWATER freehold or leasehold?
Is Whitewater a condominium or an Executive Condominium?
Whitewater was originally launched as an Executive Condominium in 2002 and obtained its Temporary Occupation Permit in 2005. Having passed the mandatory 10-year privatisation mark in 2015, it is now classified as a fully private condominium. There are no HDB eligibility conditions, no Minimum Occupation Period requirements, and no restrictions on foreign buyers or tenants for subsequent purchasers on the open market. The only legacy EC consideration is for original buyers computing a resale levy if they subsequently purchase another subsidised HDB flat or EC.
How does the Cross Island Line affect Whitewater's investment case?
Pasir Ris MRT is slated to become a dual-line interchange when CRL Phase 1 opens around 2030, connecting the existing East-West Line with the new cross-island axis that runs through Tampines, Hougang, Ang Mo Kio and ultimately Jurong Lake District. For Whitewater, which is a short walk from Pasir Ris MRT, this upgrade meaningfully expands the commuter convenience of the address without requiring any infrastructure investment by the development itself. Historical precedent from Jurong East and Bishan interchanges suggests that properties within 500–800 metres of newly activated interchange stations have tended to re-rate 8–15% in the 12–24 months before line opening, as buyers front-run the connectivity gain.
What are the main facilities at Whitewater?
Whitewater offers a comprehensive amenity set that includes a 35-metre lap pool, a fun pool, a jet pool, a swim-up Jacuzzi, two tennis courts, an outdoor fitness station, a foot reflexology path, a jogging trail, a gymnasium, steam rooms, a rooftop garden, BBQ pits and a children's playground. The development is guarded around the clock. At 397 units across seven blocks, the resident-to-facility ratio is markedly lower than that found in larger developments, keeping facility usage comfortable during peak morning and weekend hours.
What schools are within the Whitewater primary school registration zone?
White Sands Primary School is within the priority registration zone for Whitewater residents, a factor that weighs heavily in school-selection decisions for families with children approaching Primary 1 age. The Ministry of Education's Home-School Distance Scheme gives priority to children living within 1 kilometre of a school during Phase 2B and Phase 2C registration, and Whitewater's location on Pasir Ris Street 72 places it within that radius for White Sands Primary. Additional options in the broader neighbourhood include Meridian Junior College, Park View Primary School and several PAP Community Foundation preschool centres.
How should I think about lease decay risk at Whitewater?
With approximately 75 years of lease remaining as at 2026, Whitewater does not yet face the acute financing constraints that Singapore banks and CPF rules impose on properties below 60 years. However, buyers planning a very long hold — say, 20 years or more — will be selling at roughly 55 years remaining, a point where the CPF Withdrawal Limit schedule tightens and the pool of bank-financed buyers shrinks. A practical approach is to use a lease decay calculator to model how different hold periods affect the achievable price quantum for the next buyer, and to stress-test your exit assumptions under a scenario where the buyer's youngest purchaser is 35 at the time of sale.
What taxes and duties should I budget for when buying Whitewater?
As a fully privatised resale condominium, Whitewater transactions are subject to standard stamp duties. Singapore Citizens purchasing their first property pay Buyer's Stamp Duty (BSD) on a tiered scale — 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000 and 4% on the remainder, with additional tiers above S$1.5M and S$3M introduced in 2023. Singapore Citizens buying a second or subsequent property, Singapore PRs, and foreigners attract Additional Buyer's Stamp Duty (ABSD) at rates ranging from 20% for PR second purchases to 60% for foreigners. Use our stamp duty calculator to get an accurate figure based on your residency status and property ownership profile before factoring stamp duty into your total acquisition cost.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 118 transactions analysed
- Rental data: 215 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 WHITEWATER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,781 condo transactions recorded in District 18 over the last 12 months, 60% resale, 38% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 18 could add roughly 560 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tampines Street 94 (EC) | — | ~560 | Confirmed | Available |
HDB Alternatives Nearby
Weighing WHITEWATER against staying public? These HDB towns sit within walking or short-drive distance: