homequant
condo · 509027

Watercrest

Project page · 999-year lease from 1885

Indicative value range
S$1,370,000 – S$1,430,000
Indicative mid S$1,427,453 · S$1,078 psf

Based on 5 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

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
Jun 2026Watercrest-1,324 sqftS$1,430,000S$1,080 psf×1.000S$1,080 psf
May 2026Watercrest-1,324 sqftS$1,370,000S$1,035 psf×1.000S$1,035 psf
Apr 2026Watercrest-1,324 sqftS$1,310,000S$989 psf×1.000S$989 psf
Feb 2026Watercrest-1,302 sqftS$1,450,000S$1,113 psf×0.999S$1,112 psf
Nov 2025Watercrest-1,572 sqftS$1,660,000S$1,056 psf×1.021S$1,078 psf

How accurate is this estimate for Watercrest?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Watercrest since.

Median error
14.0%

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

A thin test: 5 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.

3.36% gross yield

S$48,000 of rent a year against the estimate above · 0.36 points above flats like it

Leases signed here within a quarter of this size run about S$4,000 a month, the middle of 6 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 20261300-1400 sqft—Non-landed PropertiesS$4,100
Q3 20261300-1400 sqft—Non-landed PropertiesS$4,100
Q3 20261300-1400 sqft—Non-landed PropertiesS$3,500
Q3 20261300-1400 sqft—Non-landed PropertiesS$3,200
Q3 2026800-900 sqft—Non-landed PropertiesS$3,000
Q4 20251300-1400 sqft—Non-landed PropertiesS$4,100
Q4 20251000-1100 sqft3Non-landed PropertiesS$3,900
Q4 2025800-900 sqft—Non-landed PropertiesS$3,500

median of 6 URA rental contracts at Watercrest within a quarter of 123 sqm, since 2025Q4.

Buying or selling at S$1,427,453?

Buying: Stamp duty on S$1,427,453 · Cash and CPF needed on S$1,427,453 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,427,453.

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

Primary schools near 123a Loyang Besar Close

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
Jun 2026
Watercrest · Condominium
1,324 sqftS$1,430,000S$1,080 psf
May 2026
Watercrest · Condominium
1,324 sqftS$1,370,000S$1,035 psf
Apr 2026
Watercrest · Condominium
1,324 sqftS$1,310,000S$989 psf
Feb 2026
Watercrest · Condominium
1,302 sqftS$1,450,000S$1,113 psf
Nov 2025
Watercrest · Condominium
1,572 sqftS$1,660,000S$1,056 psf
Mar 2025
Watercrest · Condominium
1,001 sqftS$1,130,000S$1,129 psf
Jan 2023
Watercrest · Condominium
1,324 sqftS$1,260,000S$952 psf
Dec 2021
Watercrest · Condominium
1,302 sqftS$1,260,000S$967 psf
Dec 2021
Watercrest · Condominium
861 sqftS$860,000S$999 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.