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landed, sizes are land area · 287588

Watten Estate

Project page · Freehold

Indicative value range
S$9,443,499 – S$11,135,270
Indicative mid S$10,393,873 · S$2,598 psf

Based on 23 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

Valued at 4,001 sqft of land, typical for Watten Estate. Houses differ widely in land and built-up area, so enter yours below for your own range.

Freehold tenure: the lease method is for 99-year leasehold only.

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

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 2026Orchid Village · 417 m-3,957 sqftS$10,500,000S$2,654 psf×1.000S$2,654 psf
Aug 2026Lucky Park · 871 m-4,171 sqftS$9,000,000S$2,158 psf×1.000S$2,158 psf
Jul 2026Watten Estate-4,001 sqftS$11,880,000S$2,969 psf×1.000S$2,969 psf
Jul 2026Watten Estate-4,030 sqftS$11,100,000S$2,754 psf×1.000S$2,754 psf
Jun 2026Watten Estate-4,288 sqftS$12,000,000S$2,798 psf×1.000S$2,798 psf
May 2026Shamrock Park · 810 m-4,261 sqftS$9,030,000S$2,119 psf×1.000S$2,119 psf
Apr 2026Landed, Watten Park · 889 m-4,030 sqftS$13,390,000S$3,323 psf×1.000S$3,323 psf
Feb 2026Duchess Garden · 851 m-4,336 sqftS$10,206,888S$2,354 psf×1.018S$2,397 psf
Dec 2025Shamrock Park · 810 m-3,594 sqftS$8,888,000S$2,473 psf×1.024S$2,533 psf
Nov 2025Oak Villas · 929 m-4,549 sqftS$10,580,000S$2,326 psf×1.024S$2,382 psf
Nov 2025Duchess Garden · 851 m-3,593 sqftS$10,399,000S$2,894 psf×1.024S$2,964 psf
Sept 2025Orchid Village · 417 m-3,946 sqftS$10,388,000S$2,633 psf×0.988S$2,602 psf
Sept 2025Shamrock Park · 810 m-3,477 sqftS$10,880,000S$3,129 psf×0.988S$3,093 psf
Sept 2025Landed, Duchess Avenue · 865 m-3,425 sqftS$13,350,000S$3,898 psf×0.988S$3,852 psf
Aug 2025Landed, Namly Crescent · 667 m-4,128 sqftS$10,850,000S$2,628 psf×0.988S$2,598 psf
Jul 2025Shamrock Park · 810 m-3,922 sqftS$9,390,000S$2,394 psf×0.988S$2,366 psf
Jul 2025Landed, Coronation Road West · 908 m-3,907 sqftS$9,308,000S$2,382 psf×0.988S$2,355 psf
Jul 2025Landed, Coronation Road West · 908 m-4,207 sqftS$8,800,000S$2,092 psf×0.988S$2,068 psf
Jun 2025Shamrock Park · 810 m-3,843 sqftS$7,028,000S$1,829 psf×1.005S$1,838 psf
May 2025Landed, Jalan Pandan · 294 m-4,059 sqftS$11,180,000S$2,754 psf×1.005S$2,768 psf
Apr 2025Lucky Park · 871 m-3,949 sqftS$8,558,000S$2,167 psf×1.005S$2,178 psf
Jan 2025Landed, Coronation Road West · 908 m-4,213 sqftS$9,800,000S$2,326 psf×1.035S$2,408 psf
Dec 2024Watten Estate-3,754 sqftS$9,888,000S$2,634 psf×1.043S$2,748 psf

How accurate is this estimate for Watten Estate?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Watten Estate since.

Median error
13.3%

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

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

1.44% gross yield

S$150,000 of rent a year against the estimate above · 0.44 points below flats like it

Leases signed here within a quarter of this size run about S$12,500 a month, the middle of 13 of them.

In the core central region, freehold houses yield 1.88%, from 188 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 20263000-3500 sqft—Detached HouseS$31,000
Q3 20264000-4500 sqft—Semi-Detached HouseS$18,750
Q3 20262500-3000 sqft—Semi-Detached HouseS$15,388
Q3 20262000-2500 sqft—Semi-Detached HouseS$11,600
Q3 20263500-4000 sqft—Semi-Detached HouseS$11,200
Q3 20263000-3500 sqft—Detached HouseS$11,000
Q3 20263000-3500 sqft—Detached HouseS$11,000
Q3 20262000-2500 sqft—Terrace HouseS$9,400

median of 13 URA rental contracts at Watten Estate within a quarter of 371.7 sqm, since 2025Q4.

Buying or selling at S$10,393,873?

Buying: Stamp duty on S$10,393,873 · Cash and CPF needed on S$10,393,873 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$10,393,873.

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

Primary schools near 103 Watten Estate Road

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
Oct 2026
Watten Estate · Terrace
2,639 sqftS$8,460,000S$3,205 psf
Sept 2026
Watten Estate · Semi-detached
5,254 sqftS$12,500,000S$2,379 psf
Jul 2026
Watten Estate · Semi-detached
4,030 sqftS$11,100,000S$2,754 psf
Jul 2026
Watten Estate · Semi-detached
4,001 sqftS$11,880,000S$2,969 psf
Jun 2026
Watten Estate · Detached
8,726 sqftS$18,000,000S$2,063 psf
Jun 2026
Watten Estate · Semi-detached
4,288 sqftS$12,000,000S$2,798 psf
Apr 2026
Watten Estate · Terrace
2,222 sqftS$6,600,000S$2,971 psf
Apr 2026
Watten Estate · Terrace
1,798 sqftS$6,650,000S$3,699 psf
Mar 2026
Watten Estate · Terrace
1,766 sqftS$6,198,000S$3,509 psf
Feb 2026
Watten Estate · Terrace
2,207 sqftS$6,500,000S$2,946 psf
Feb 2026
Watten Estate · Semi-detached
4,717 sqftS$10,480,000S$2,222 psf
Sept 2025
Watten Estate · Detached
16,632 sqftS$24,500,000S$1,473 psf
Jul 2025
Watten Estate · Terrace
3,302 sqftS$7,800,000S$2,362 psf
Mar 2025
Watten Estate · Semi-detached
5,842 sqftS$11,800,000S$2,020 psf
Jan 2025
Watten Estate · Detached
10,042 sqftS$18,680,000S$1,860 psf
Dec 2024
Watten Estate · Semi-detached
3,754 sqftS$9,888,000S$2,634 psf
Nov 2024
Watten Estate · Terrace
excluded: related party
7,510 sqftS$11,586,628S$1,543 psf
Nov 2024
Watten Estate · Semi-detached
5,042 sqftS$11,400,000S$2,261 psf
Sept 2024
Watten Estate · Semi-detached
4,015 sqftS$11,480,000S$2,859 psf
Sept 2024
Watten Estate · Semi-detached
4,001 sqftS$10,580,000S$2,644 psf
Sept 2024
Watten Estate · Semi-detached
4,098 sqftS$10,600,000S$2,587 psf
Aug 2024
Watten Estate · Semi-detached
4,611 sqftS$11,200,000S$2,429 psf
Jul 2024
Watten Estate · Terrace
1,798 sqftS$6,550,000S$3,644 psf
May 2024
Watten Estate · Semi-detached
1,836 sqftS$6,700,000S$3,649 psf
May 2024
Watten Estate · Semi-detached
3,972 sqftS$12,000,000S$3,021 psf
Apr 2024
Watten Estate · Detached
excluded: related party
16,632 sqftS$25,000,000S$1,503 psf
Dec 2023
Watten Estate · Semi-detached
excluded: related party
4,352 sqftS$7,388,888S$1,698 psf
Oct 2023
Watten Estate · Terrace
1,765 sqftS$5,180,000S$2,934 psf
Oct 2023
Watten Estate · Terracenew sale
3,035 sqftS$10,268,000S$3,383 psf
Sept 2023
Watten Estate · Semi-detached
4,038 sqftS$10,300,000S$2,551 psf
Aug 2023
Watten Estate · Terrace
1,766 sqftS$5,080,000S$2,876 psf
Aug 2023
Watten Estate · Semi-detached
4,504 sqftS$10,500,888S$2,332 psf
Aug 2023
Watten Estate · Terrace
1,900 sqftS$6,100,000S$3,211 psf
Aug 2023
Watten Estate · Semi-detached
4,709 sqftS$10,750,000S$2,283 psf
Jul 2023
Watten Estate · Detachedsub-sale
excluded: subsale
9,415 sqftS$15,600,000S$1,657 psf
Mar 2023
Watten Estate · Detachedsub-sale
excluded: subsale
4,472 sqftS$15,380,000S$3,439 psf
Mar 2023
Watten Estate · Semi-detached
4,002 sqftS$10,800,000S$2,699 psf
Oct 2022
Watten Estate · Semi-detached
3,915 sqftS$8,610,000S$2,199 psf
Aug 2022
Watten Estate · Semi-detached
4,068 sqftS$10,100,000S$2,483 psf
Apr 2022
Watten Estate · Semi-detached
4,002 sqftS$9,100,000S$2,274 psf
Feb 2022
Watten Estate · Semi-detached
3,915 sqftS$8,510,000S$2,174 psf
Nov 2021
Watten Estate · Terrace
1,765 sqftS$4,800,000S$2,719 psf
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Showing 42 of 43.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.