homequant
condo · 546693

The Waterline

Project page · Freehold

Indicative value range
S$1,730,911 – S$1,793,750
Indicative mid S$1,735,372 · S$1,486 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

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
Jul 2026The Waterline01-05883 sqftS$1,400,000S$1,586 psf×1.000S$1,586 psf
Jun 2026The Waterline01-051,152 sqftS$1,287,000S$1,117 psf×1.000S$1,117 psf
Apr 2026The Waterline01-051,335 sqftS$2,050,000S$1,536 psf×1.000S$1,536 psf
Apr 2026The Waterline01-051,173 sqftS$1,738,888S$1,482 psf×1.000S$1,482 psf
Dec 2025The Waterline01-051,173 sqftS$1,708,000S$1,456 psf×1.021S$1,486 psf

How accurate is this estimate for The Waterline?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in The Waterline since.

Median error
3.0%

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

A thin test: 7 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.

2.71% gross yield

S$47,100 of rent a year against the estimate above · 0.29 points below flats like it

Leases signed here within a quarter of this size run about S$3,925 a month, the middle of 12 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 20262300-2400 sqft4Non-landed PropertiesS$7,500
Q3 20261900-2000 sqft4Non-landed PropertiesS$7,200
Q3 20261900-2000 sqft4Non-landed PropertiesS$7,200
Q3 20261900-2000 sqft4Non-landed PropertiesS$6,800
Q3 20261900-2000 sqft4Non-landed PropertiesS$6,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,200
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,200
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,000

median of 12 URA rental contracts at The Waterline within a quarter of 108.5 sqm, since 2025Q4.

Buying or selling at S$1,735,372?

Buying: Stamp duty on S$1,735,372 · Cash and CPF needed on S$1,735,372 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,735,372.

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

Primary schools near 163 Poh Huat Road West

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
Jul 2026
The Waterline · 01-05 · Condominium
883 sqftS$1,400,000S$1,586 psf
Jun 2026
The Waterline · 01-05 · Condominium
1,152 sqftS$1,287,000S$1,117 psf
Apr 2026
The Waterline · 01-05 · Condominium
1,335 sqftS$2,050,000S$1,536 psf
Apr 2026
The Waterline · 01-05 · Condominium
1,173 sqftS$1,738,888S$1,482 psf
Dec 2025
The Waterline · 01-05 · Condominium
1,173 sqftS$1,708,000S$1,456 psf
Oct 2025
The Waterline · 01-05 · Condominium
1,173 sqftS$1,715,000S$1,462 psf
Oct 2025
The Waterline · 01-05 · Condominium
1,163 sqftS$1,718,888S$1,479 psf
Jun 2025
The Waterline · 01-05 · Condominium
883 sqftS$1,400,000S$1,586 psf
May 2025
The Waterline · 01-05 · Condominium
883 sqftS$1,275,000S$1,445 psf
Oct 2024
The Waterline · 01-05 · Condominium
517 sqftS$720,000S$1,394 psf
Aug 2024
The Waterline · 01-05 · Condominium
1,636 sqftS$2,430,000S$1,485 psf
Aug 2024
The Waterline · 01-05 · Condominium
786 sqftS$863,000S$1,098 psf
Jul 2024
The Waterline · 01-05 · Condominium
1,012 sqftS$1,465,000S$1,448 psf
Jan 2024
The Waterline · 01-05 · Condominium
1,496 sqftS$2,130,000S$1,424 psf
Apr 2023
The Waterline · 01-05 · Condominium
1,991 sqftS$2,320,000S$1,165 psf
Mar 2023
The Waterline · 01-05 · Condominium
883 sqftS$1,100,000S$1,246 psf
Aug 2022
The Waterline · 01-05 · Condominium
1,238 sqftS$1,580,000S$1,276 psf
Jun 2022
The Waterline · 01-05 · Condominium
1,238 sqftS$1,570,000S$1,268 psf
Feb 2022
The Waterline · 01-05 · Condominium
2,390 sqftS$2,500,000S$1,046 psf
Dec 2021
The Waterline · 01-05 · Condominium
2,056 sqftS$2,328,000S$1,132 psf
Nov 2021
The Waterline · 01-05 · Condominium
883 sqftS$1,000,000S$1,133 psf
Oct 2021
The Waterline · 01-05 · Condominium
1,970 sqftS$1,978,000S$1,004 psf
Oct 2021
The Waterline · 01-05 · Condominium
517 sqftS$640,000S$1,239 psf
Oct 2021
The Waterline · 01-05 · Condominium
883 sqftS$1,030,000S$1,167 psf
See more

Showing 24 of 26.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.