homequant
apartment · 239332

Waterford Residence

Project page · 999-year lease from 1841

Indicative value range
S$2,797,692 – S$3,167,619
Indicative mid S$3,055,670 · S$2,184 psf

Based on 7 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

999-year tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Waterford Residence01-051,421 sqftS$3,450,000S$2,428 psf×1.000S$2,428 psf
Sept 2026Waterford Residence06-101,819 sqftS$3,530,000S$1,941 psf×1.000S$1,941 psf
Sept 2026Waterford Residence01-051,044 sqftS$2,280,000S$2,184 psf×1.000S$2,184 psf
Aug 2026Waterford Residence06-101,744 sqftS$3,350,000S$1,921 psf×1.000S$1,921 psf
Jun 2026Waterford Residence06-101,195 sqftS$2,738,000S$2,292 psf×1.000S$2,292 psf
Jun 2026Waterford Residence06-10980 sqftS$2,190,000S$2,236 psf×1.000S$2,236 psf
May 2026Waterford Residence01-051,399 sqftS$2,880,000S$2,058 psf×1.000S$2,058 psf

How accurate is this estimate for Waterford Residence?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Waterford Residence since.

Median error
4.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 9 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.83% gross yield

S$86,400 of rent a year against the estimate above · 0.2 points above flats like it

Leases signed here within a quarter of this size run about S$7,200 a month, the middle of 28 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261400-1500 sqft3Non-landed PropertiesS$8,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,800
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$7,000
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$7,000
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,800

median of 28 URA rental contracts at Waterford Residence within a quarter of 130 sqm, since 2025Q4.

Buying or selling at S$3,055,670?

Buying: Stamp duty on S$3,055,670 · Cash and CPF needed on S$3,055,670 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,055,670.

Each opens with this figure filled in; change anything there.

Primary schools near 21 Kim Yam Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Waterford Residence · 06-10 · Apartment
1,819 sqftS$3,530,000S$1,941 psf
Sept 2026
Waterford Residence · 01-05 · Apartment
1,421 sqftS$3,450,000S$2,428 psf
Sept 2026
Waterford Residence · 01-05 · Apartment
1,044 sqftS$2,280,000S$2,184 psf
Aug 2026
Waterford Residence · 06-10 · Apartment
1,744 sqftS$3,350,000S$1,921 psf
Jun 2026
Waterford Residence · 06-10 · Apartment
980 sqftS$2,190,000S$2,236 psf
Jun 2026
Waterford Residence · 06-10 · Apartment
1,195 sqftS$2,738,000S$2,292 psf
May 2026
Waterford Residence · 01-05 · Apartment
1,399 sqftS$2,880,000S$2,058 psf
Feb 2026
Waterford Residence · 06-10 · Apartment
1,399 sqftS$2,850,000S$2,037 psf
Oct 2025
Waterford Residence · 01-05 · Apartment
1,195 sqftS$2,628,000S$2,200 psf
Sept 2025
Waterford Residence · 06-10 · Apartment
1,421 sqftS$2,800,000S$1,971 psf
Sept 2025
Waterford Residence · 01-05 · Apartment
980 sqftS$2,180,000S$2,226 psf
Aug 2025
Waterford Residence · 06-10 · Apartment
2,196 sqftS$3,580,000S$1,630 psf
Jun 2025
Waterford Residence · 01-05 · Apartment
1,195 sqftS$2,600,000S$2,176 psf
Jun 2025
Waterford Residence · 01-05 · Apartment
1,475 sqftS$3,035,000S$2,058 psf
Apr 2025
Waterford Residence · 06-10 · Apartment
2,185 sqftS$3,700,000S$1,693 psf
Jan 2025
Waterford Residence · 01-05 · Apartment
1,055 sqftS$2,338,888S$2,217 psf
Jan 2025
Waterford Residence · 01-05 · Apartment
1,195 sqftS$2,400,000S$2,009 psf
Jan 2025
Waterford Residence · 01-05 · Apartment
1,399 sqftS$2,600,000S$1,858 psf
Oct 2024
Waterford Residence · 06-10 · Apartment
1,819 sqftS$3,350,000S$1,842 psf
Sept 2023
Waterford Residence · 06-10 · Apartment
1,389 sqftS$2,600,000S$1,872 psf
Aug 2023
Waterford Residence · 01-05 · Apartment
1,399 sqftS$2,380,000S$1,701 psf
May 2023
Waterford Residence · 06-10 · Apartment
1,399 sqftS$2,488,000S$1,778 psf
May 2023
Waterford Residence · 06-10 · Apartment
2,153 sqftS$2,950,000S$1,370 psf
Apr 2023
Waterford Residence · 06-10 · Apartment
1,399 sqftS$2,580,000S$1,844 psf
Apr 2023
Waterford Residence · 06-10 · Apartment
1,399 sqftS$2,438,000S$1,742 psf
Apr 2023
Waterford Residence · 06-10 · Apartment
1,399 sqftS$2,510,000S$1,794 psf
Mar 2023
Waterford Residence · 06-10 · Apartment
1,399 sqftS$2,550,000S$1,822 psf
Mar 2023
Waterford Residence · 06-10 · Apartment
1,389 sqftS$2,362,000S$1,701 psf
Mar 2023
Waterford Residence · 06-10 · Apartment
1,389 sqftS$2,420,000S$1,743 psf
Mar 2023
Waterford Residence · 06-10 · Apartment
1,389 sqftS$2,381,300S$1,715 psf
Sept 2022
Waterford Residence · 06-10 · Apartment
1,055 sqftS$2,090,000S$1,981 psf
Aug 2022
Waterford Residence · 01-05 · Apartment
1,421 sqftS$2,730,000S$1,921 psf
Jun 2022
Waterford Residence · 01-05 · Apartment
1,421 sqftS$2,680,000S$1,886 psf
May 2022
Waterford Residence · 01-05 · Apartment
1,195 sqftS$2,300,000S$1,925 psf
May 2022
Waterford Residence · 06-10 · Apartment
1,421 sqftS$2,750,000S$1,935 psf
Apr 2022
Waterford Residence · 06-10 · Apartment
1,044 sqftS$2,008,888S$1,924 psf
Mar 2022
Waterford Residence · 06-10 · Apartment
1,055 sqftS$2,050,000S$1,943 psf
Feb 2022
Waterford Residence · 06-10 · Apartment
1,195 sqftS$2,300,000S$1,925 psf
Feb 2022
Waterford Residence · 06-10 · Apartment
1,647 sqftS$2,700,000S$1,639 psf
Nov 2021
Waterford Residence · 06-10 · Apartment
1,819 sqftS$3,150,000S$1,732 psf
Oct 2021
Waterford Residence · 01-05 · Apartment
1,076 sqftS$1,660,000S$1,542 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.