homequant
apartment · 398084

The Waterina

Project page · Freehold

Indicative value range
S$2,475,681 – S$2,545,911
Indicative mid S$2,500,275 · S$2,020 psf

Based on 4 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

Freehold 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 2026The Waterina01-051,582 sqftS$3,148,000S$1,990 psf×1.000S$1,990 psf
Sept 2026The Waterina06-101,572 sqftS$3,200,000S$2,036 psf×1.000S$2,036 psf
Aug 2026The Waterina06-101,238 sqftS$2,480,000S$2,003 psf×1.000S$2,003 psf
Jul 2026The Waterina01-051,345 sqftS$2,850,000S$2,118 psf×1.000S$2,118 psf

How accurate is this estimate for The Waterina?

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

Median error
9.0%

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.

2.40% gross yield

S$60,000 of rent a year against the estimate above · 0.75 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 86 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 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 20261600-1700 sqft4Non-landed PropertiesS$7,000
Q3 20261700-1800 sqft4Non-landed PropertiesS$6,800
Q3 20261500-1600 sqft4Non-landed PropertiesS$6,400
Q3 20261500-1600 sqft4Non-landed PropertiesS$6,400
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,000
Q3 20261700-1800 sqft3Non-landed PropertiesS$5,800
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,700

median of 86 URA rental contracts at The Waterina within a quarter of 115 sqm, since 2025Q4.

Buying or selling at S$2,500,275?

Buying: Stamp duty on S$2,500,275 · Cash and CPF needed on S$2,500,275 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,500,275.

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

Primary schools near 63 Lorong 40 Geylang

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
The Waterina · 01-05 · Apartment
1,582 sqftS$3,148,000S$1,990 psf
Sept 2026
The Waterina · 06-10 · Apartment
1,572 sqftS$3,200,000S$2,036 psf
Aug 2026
The Waterina · 06-10 · Apartment
1,238 sqftS$2,480,000S$2,003 psf
Jul 2026
The Waterina · 01-05 · Apartment
1,345 sqftS$2,850,000S$2,118 psf
Jun 2026
The Waterina · 06-10 · Apartment
1,744 sqftS$3,700,000S$2,122 psf
Apr 2026
The Waterina · 01-05 · Apartment
1,130 sqftS$2,250,000S$1,991 psf
Apr 2026
The Waterina · 01-05 · Apartment
1,001 sqftS$1,800,000S$1,798 psf
Nov 2025
The Waterina · 01-05 · Apartment
1,765 sqftS$2,960,000S$1,677 psf
Nov 2025
The Waterina · 06-10 · Apartment
1,302 sqftS$2,610,000S$2,004 psf
Nov 2025
The Waterina · 01-05 · Apartment
excluded: outlier
1,539 sqftS$2,775,000S$1,803 psf
Sept 2025
The Waterina · 01-05 · Apartment
excluded: outlier
1,367 sqftS$2,850,000S$2,085 psf
Sept 2025
The Waterina · 01-05 · Apartment
1,066 sqftS$2,250,000S$2,111 psf
May 2025
The Waterina · 06-10 · Apartment
710 sqftS$1,235,000S$1,738 psf
Apr 2025
The Waterina · 06-10 · Apartment
1,335 sqftS$2,700,000S$2,023 psf
Mar 2025
The Waterina · 06-10 · Apartment
635 sqftS$1,105,000S$1,740 psf
Dec 2024
The Waterina · 01-05 · Apartment
1,292 sqftS$2,510,000S$1,943 psf
Oct 2024
The Waterina · 01-05 · Apartment
2,142 sqftS$3,500,000S$1,634 psf
Oct 2024
The Waterina · 06-10 · Apartment
1,055 sqftS$1,930,000S$1,830 psf
Aug 2024
The Waterina · 06-10 · Apartment
1,302 sqftS$2,630,000S$2,019 psf
Jul 2024
The Waterina · 06-10 · Apartment
1,356 sqftS$2,668,888S$1,968 psf
May 2024
The Waterina · 01-05 · Apartment
1,356 sqftS$2,560,000S$1,888 psf
May 2024
The Waterina · 01-05 · Apartment
1,755 sqftS$3,200,000S$1,824 psf
Apr 2024
The Waterina · 06-10 · Apartment
1,356 sqftS$2,640,000S$1,947 psf
Jan 2024
The Waterina · 06-10 · Apartment
1,345 sqftS$2,550,000S$1,895 psf
Jan 2024
The Waterina · 06-10 · Apartment
1,313 sqftS$2,500,000S$1,904 psf
Jan 2024
The Waterina · 06-10 · Apartment
710 sqftS$1,200,000S$1,689 psf
Sept 2023
The Waterina · 06-10 · Apartment
667 sqftS$1,105,000S$1,656 psf
Sept 2023
The Waterina · 01-05 · Apartment
1,356 sqftS$2,580,000S$1,902 psf
Jul 2023
The Waterina · 01-05 · Apartment
1,238 sqftS$2,250,000S$1,818 psf
Jul 2023
The Waterina · 06-10 · Apartment
1,345 sqftS$2,480,000S$1,843 psf
Jul 2023
The Waterina · 01-05 · Apartment
1,066 sqftS$1,910,000S$1,792 psf
Jun 2023
The Waterina · 01-05 · Apartment
1,378 sqftS$2,600,000S$1,887 psf
May 2023
The Waterina · 01-05 · Apartment
700 sqftS$1,140,000S$1,629 psf
May 2023
The Waterina · 01-05 · Apartment
721 sqftS$1,125,000S$1,560 psf
May 2023
The Waterina · 01-05 · Apartment
1,098 sqftS$1,790,000S$1,630 psf
Apr 2023
The Waterina · 06-10 · Apartment
1,345 sqftS$2,488,000S$1,849 psf
Mar 2023
The Waterina · 01-05 · Apartment
700 sqftS$1,040,000S$1,486 psf
Mar 2023
The Waterina · 01-05 · Apartment
700 sqftS$1,070,000S$1,529 psf
Oct 2022
The Waterina · 01-05 · Apartment
1,227 sqftS$2,300,000S$1,874 psf
Aug 2022
The Waterina · 01-05 · Apartment
1,356 sqftS$2,350,000S$1,733 psf
Aug 2022
The Waterina · 01-05 · Apartment
1,356 sqftS$2,520,000S$1,858 psf
Aug 2022
The Waterina · 01-05 · Apartment
1,130 sqftS$1,620,000S$1,433 psf
Aug 2022
The Waterina · 06-10 · Apartment
667 sqftS$1,020,000S$1,528 psf
Jul 2022
The Waterina · 01-05 · Apartment
700 sqftS$1,060,000S$1,515 psf
Jul 2022
The Waterina · 01-05 · Apartment
1,066 sqftS$1,650,000S$1,548 psf
May 2022
The Waterina · 01-05 · Apartment
1,098 sqftS$1,560,000S$1,421 psf
Nov 2021
The Waterina · 01-05 · Apartment
1,130 sqftS$1,630,000S$1,442 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.