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apartment · 398106

The Water Edge

Project page · Freehold

Indicative value range
S$683,770 – S$731,649
Indicative mid S$702,322 · S$1,631 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. 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
Aug 2026The Water Edge01-05495 sqftS$765,000S$1,545 psf×1.000S$1,545 psf
Jun 2026The Water Edge06-10441 sqftS$780,000S$1,767 psf×1.000S$1,767 psf
Dec 2025The Water Edge01-05463 sqftS$758,000S$1,638 psf×0.996S$1,631 psf

How accurate is this estimate for The Water Edge?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in The Water Edge since.

Median error
7.3%

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

A thin test: 4 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.

4.78% gross yield

S$33,600 of rent a year against the estimate above · 1.63 points above flats like it

Leases signed here within a quarter of this size run about S$2,800 a month, the middle of 74 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 2026400-500 sqft1Non-landed PropertiesS$3,000
Q3 2026300-400 sqft1Non-landed PropertiesS$2,900
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,750
Q3 2026400-500 sqft1Non-landed PropertiesS$2,750
Q3 2026300-400 sqft1Non-landed PropertiesS$2,700

median of 74 URA rental contracts at The Water Edge within a quarter of 40 sqm, since 2025Q4.

Buying or selling at S$702,322?

Buying: Stamp duty on S$702,322 · Cash and CPF needed on S$702,322 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$702,322.

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

Primary schools near 8 Lorong 38 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
Aug 2026
The Water Edge · 01-05 · Apartment
495 sqftS$765,000S$1,545 psf
Jun 2026
The Water Edge · 06-10 · Apartment
441 sqftS$780,000S$1,767 psf
Dec 2025
The Water Edge · 01-05 · Apartment
463 sqftS$758,000S$1,638 psf
Oct 2025
The Water Edge · 01-05 · Apartment
538 sqftS$820,000S$1,524 psf
May 2025
The Water Edge · 01-05 · Apartment
431 sqftS$750,000S$1,742 psf
Mar 2025
The Water Edge · 01-05 · Apartment
388 sqftS$650,000S$1,677 psf
Jan 2025
The Water Edge · 01-05 · Apartment
388 sqftS$700,000S$1,806 psf
Dec 2024
The Water Edge · 06-10 · Apartment
484 sqftS$745,000S$1,538 psf
Oct 2023
The Water Edge · 01-05 · Apartment
366 sqftS$655,000S$1,790 psf
Oct 2023
The Water Edge · 01-05 · Apartment
441 sqftS$700,000S$1,586 psf
Apr 2023
The Water Edge · 01-05 · Apartment
441 sqftS$683,000S$1,548 psf
Jan 2023
The Water Edge · 01-05 · Apartment
388 sqftS$650,000S$1,677 psf
Aug 2022
The Water Edge · 01-05 · Apartment
388 sqftS$643,000S$1,659 psf
May 2022
The Water Edge · 01-05 · Apartment
366 sqftS$585,000S$1,598 psf
May 2022
The Water Edge · 01-05 · Apartment
538 sqftS$778,000S$1,446 psf
Feb 2022
The Water Edge · 01-05 · Apartment
431 sqftS$652,000S$1,514 psf
Jan 2022
The Water Edge · 01-05 · Apartment
538 sqftS$768,000S$1,427 psf
Nov 2021
The Water Edge · 01-05 · Apartment
398 sqftS$588,000S$1,476 psf
Nov 2021
The Water Edge · 01-05 · Apartment
431 sqftS$650,000S$1,510 psf
Nov 2021
The Water Edge · 01-05 · Apartment
463 sqftS$680,000S$1,469 psf
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Showing 20 of 21.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.