Watten Residences
Watten Residences is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development was completed in 2012 and comprises 59 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
WATTEN RESIDENCES is a freehold condominium at WATTEN RISE in District 11 (CCR), developed by SIMEFIELD PTE LTD, comprising 59 units, completed in 2012.
Location & Connectivity
WATTEN RESIDENCES is approximately 330m from Tan Kah Kee MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 330m |
| Botanic Gardens | Circle Line | 990m |
| Botanic Gardens | Downtown Line | 990m |
| Farrer Road | Circle Line | 1.2 km |
| Sixth Avenue | Downtown Line | 1.2 km |
Schools & Education
14 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 270m |
| National Junior College | JC | 270m |
| Chatsworth International School (Bukit Timah) | International | 290m |
| Hollandse School | International | 760m |
| German European School Singapore | International | 770m |
| Lycee Francais de Singapour | International | 970m |
| Raffles Girls' Primary School | Primary | 1.2 km |
| SJI International School | International | 1.3 km |
Market Position
WATTEN RESIDENCES has recorded 10 sales at an average price of $4,197,680.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 6 | $1,056 psf | — |
| 2022 | 3 | $1,140 psf | ↑ 7.9% |
| 2023 | 1 | $1,186 psf | ↑ 4.1% |
Loading chart data...
The latest reading marks the highest point in this series — WATTEN RESIDENCES prices have climbed 12.3% since 2021.
Price Index Check
The ShiokNest Price Index for District 11 reads 119.0 as of June 2026 — down 0.1% 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.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 59-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for multi-generational families, mrt-walkable commuters, international school families and long-term hold (10+ yr). Larger unit configurations or dual-key layouts make this viable for 3-generation households.
For young couples (no kids), yield-focused investors and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) should probably look elsewhere. TOP 2012 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
WATTEN RESIDENCES is a freehold development in District 11 (CCR), with 59 units, offering a gross yield of 2.7%.
Explore the full WATTEN RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing WATTEN RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (680m away), an upgrader gap of about $3,350,000
FAQ
What is the average PSF for WATTEN RESIDENCES?
Is WATTEN RESIDENCES freehold?
What is the rental yield for WATTEN RESIDENCES?
Which MRT is nearest to WATTEN RESIDENCES?
Sources & Next Steps
- WATTEN RESIDENCES Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 10 transactions
- Rental data: 48 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2023 · 10 records analysed · Source: URA private-sale caveats