Water Terrace
Project page · Freehold
Based on 8 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Water Terrace | - | 2,616 sqft | S$3,330,000 | S$1,273 psf | ×1.000 | S$1,273 psf |
| Aug 2026 | Charlton Villas · 668 m | - | 2,723 sqft | S$3,350,000 | S$1,230 psf | ×1.000 | S$1,230 psf |
| Feb 2026 | La Belle · 785 m | - | 2,723 sqft | S$3,350,000 | S$1,230 psf | ×0.999 | S$1,229 psf |
| Dec 2025 | Water Terrace | - | 2,626 sqft | S$3,200,000 | S$1,218 psf | ×1.021 | S$1,244 psf |
| Aug 2025 | Trussville · 326 m | - | 2,971 sqft | S$3,300,000 | S$1,111 psf | ×1.031 | S$1,145 psf |
| Aug 2025 | La Belle · 785 m | - | 2,691 sqft | S$3,168,000 | S$1,177 psf | ×1.031 | S$1,214 psf |
| Aug 2025 | Charlton Villas · 668 m | - | 2,723 sqft | S$3,380,000 | S$1,241 psf | ×1.031 | S$1,279 psf |
| May 2025 | Charlton Villas · 668 m | - | 2,723 sqft | S$3,280,000 | S$1,204 psf | ×1.039 | S$1,252 psf |
How accurate is this estimate for Water Terrace?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.22% gross yield
S$72,000 of rent a year against the estimate above · 0.43 points above flats like it
Leases signed here within a quarter of this size run about S$6,000 a month, the middle of 1 of them.
In outside the central region, freehold houses yield 1.79%, from 668 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$6,000 |
| Q4 2024 | 2000-2500 sqft | — | Terrace House | S$6,450 |
median of 1 URA rental contracts at Water Terrace within a quarter of 244 sqm, since 2025Q4.
Buying or selling at S$3,248,548?
Buying: Stamp duty on S$3,248,548 · Cash and CPF needed on S$3,248,548 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,248,548.
Each opens with this figure filled in; change anything there.
Primary schools near 48b Lorong Ah Soo
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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 321 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Maris Stella High School (boys) · 875 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Xinghua Primary School · 1,192 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,215 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,483 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,704 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Water Terrace · Strata Terrace | 2,616 sqft | S$3,330,000 | S$1,273 psf |
| Dec 2025 | Water Terrace · Strata Terrace | 2,626 sqft | S$3,200,000 | S$1,218 psf |
| Jul 2022 | Water Terrace · Strata Terrace | 2,626 sqft | S$2,550,000 | S$971 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q4 2025 | Water Terrace · 2000-2500 sqft · Terrace House | S$6,000 | S$2.67 psf |
| Q4 2024 | Water Terrace · 2000-2500 sqft · Terrace House | S$6,450 | S$2.87 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.