Waterbay
Waterbay is a 99-year lease (85 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 138 recorded private transactions. Latest sale: $1,105,000 (May 2026, 70 sqm, floors 01-05). Median $1,241/sqft. Prices up 38.2% over the period. 85 years lease remaining.
Where Waterbay ranks in District 19
All 148 projects ›Median psf over time
Estimate a unit at Waterbay
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.20% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,209 | 41 |
| 06-10 | $1,309 | 46 |
| 11-15 | $1,263 | 41 |
| 16-20 | $1,057 | 10 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| May 2026 | 01-05 | Resale | 70 sqm | $1,105,000 | $1,467 |
| Apr 2026 | 06-10 | Resale | 117 sqm | $2,060,000 | $1,636 |
| Apr 2026 | 11-15 | Resale | 102 sqm | $1,620,000 | $1,476 |
| Apr 2026 | 11-15 | Resale | 100 sqm | $1,620,000 | $1,505 |
| Apr 2026 | 06-10 | Resale | 102 sqm | $1,655,000 | $1,507 |
| Apr 2026 | 11-15 | Resale | 102 sqm | $1,650,000 | $1,503 |
| Apr 2026 | 01-05 | Resale | 117 sqm | $1,955,000 | $1,552 |
| Apr 2026 | 06-10 | Resale | 131 sqm | $2,200,000 | $1,560 |
| Apr 2026 | 01-05 | Resale | 139 sqm | $2,158,000 | $1,442 |
| Mar 2026 | 06-10 | Resale | 102 sqm | $1,620,000 | $1,476 |
| Jan 2026 | 01-05 | Resale | 129 sqm | $1,740,000 | $1,253 |
| Dec 2025 | 11-15 | Resale | 106 sqm | $1,658,000 | $1,453 |
| Oct 2025 | 11-15 | Resale | 102 sqm | $1,608,888 | $1,465 |
| Oct 2025 | 16-20 | Resale | 182 sqm | $2,168,000 | $1,107 |
| Oct 2025 | 16-20 | Resale | 191 sqm | $2,398,888 | $1,167 |
| Sep 2025 | 01-05 | Resale | 102 sqm | $1,688,000 | $1,537 |
| Sep 2025 | 06-10 | Resale | 100 sqm | $1,720,000 | $1,598 |
| Sep 2025 | 01-05 | Resale | 106 sqm | $1,845,000 | $1,617 |
| Aug 2025 | 06-10 | Resale | 125 sqm | $2,008,000 | $1,492 |
| Jun 2025 | 06-10 | Resale | 125 sqm | $1,935,000 | $1,438 |
| Jun 2025 | 16-20 | Resale | 86 sqm | $1,290,000 | $1,394 |
| Jun 2025 | 06-10 | Resale | 102 sqm | $1,560,000 | $1,421 |
| May 2025 | 01-05 | Resale | 102 sqm | $1,570,000 | $1,430 |
| May 2025 | 11-15 | Resale | 125 sqm | $1,930,000 | $1,434 |
| Apr 2025 | 01-05 | Resale | 102 sqm | $1,558,000 | $1,419 |
About Waterbay
Waterbay is a 99-year leasehold development with its lease commencing in 2012 and about 85 years remaining in District 19 (Serangoon Gardens / Hougang / Punggol), within the Outside Central Region of Singapore. It is among the more actively traded executive condominium developments in the area, with 138 recorded transactions between 2021-06 and 2026-05, ranging from $828,000 to $2,398,888. The most recent transaction was a 70 sqm unit (floors 01-05) sold for $1,105,000 in 2026-05, and the median price is $1,241 per square foot. Prices here have risen sharply, by about 38.2% over the period (around 6.8% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold relativity ratio at 85 years remaining is 0.9463, an annual lease decay of about 0.20%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Waterbay cost?
The most recent transaction at Waterbay was $1,105,000 for a 70 sqm unit in 2026-05. The median price is $1,241 per square foot across 138 transactions, ranging from $828,000 to $2,398,888. Data sourced from URA.
Is Waterbay freehold or leasehold?
Waterbay is on a 99-year lease commencing in 2012, with approximately 85 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.20%.
What is the price per square foot (psf) at Waterbay?
The median price at Waterbay is $1,241 psf, with transactions ranging from $768 to $1,636 psf. This is based on 138 URA-recorded transactions in District 19.
Have prices at Waterbay gone up or down?
Prices at Waterbay have increased by approximately 38.2% over the data period (around 6.8% a year). The median price is currently $1,241 psf, with the most recent sale at $1,105,000 in 2026-05.