Spring Waters Villas
Project page · 953-year lease from 1931
Based on 6 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 3,519 sqft of land, typical for Spring Waters Villas. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 |
|---|---|---|---|---|---|---|---|
| Nov 2025 | Spring Waters Villas | - | 3,519 sqft | S$6,180,000 | S$1,756 psf | ×1.021 | S$1,793 psf |
| Oct 2025 | Sembawang Park · 528 m | - | 3,233 sqft | S$4,050,000 | S$1,253 psf | ×1.021 | S$1,278 psf |
| Apr 2025 | Landed, Sembawang Road · 734 m | - | 3,088 sqft | S$3,388,888 | S$1,097 psf | ×1.039 | S$1,140 psf |
| Feb 2025 | Spring Waters Villas | - | 3,522 sqft | S$6,480,000 | S$1,840 psf | ×1.050 | S$1,933 psf |
| Feb 2025 | Landed, Sembawang Road · 734 m | - | 3,364 sqft | S$3,845,000 | S$1,143 psf | ×1.050 | S$1,201 psf |
| Nov 2024 | Landed, Sembawang Road · 734 m | - | 3,216 sqft | S$3,500,550 | S$1,088 psf | ×1.054 | S$1,147 psf |
How accurate is this estimate for Spring Waters Villas?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
Buying or selling at S$4,361,653?
Buying: Stamp duty on S$4,361,653 · Cash and CPF needed on S$4,361,653 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$4,361,653.
Each opens with this figure filled in; change anything there.
Primary schools near 27 Jalan Mata Ayer
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
- Jiemin Primary School · 584 m · no 2025 Phase 2C ballot
- Peiying Primary School · 916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Ahmad Ibrahim Primary School · 1,333 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,419 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,696 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,757 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 1,806 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Spring Waters Villas · Semi-detached | 3,519 sqft | S$6,180,000 | S$1,756 psf |
| Feb 2025 | Spring Waters Villas · Semi-detached | 3,522 sqft | S$6,480,000 | S$1,840 psf |
| Mar 2023 | Spring Waters Villas · Semi-detachednew sale | 3,520 sqft | S$6,800,000 | S$1,932 psf |
| Nov 2022 | Spring Waters Villas · Semi-detachednew sale | 3,518 sqft | S$6,480,000 | S$1,842 psf |
| Sept 2022 | Spring Waters Villas · Semi-detachednew sale | 3,518 sqft | S$6,000,000 | S$1,706 psf |
| May 2022 | Spring Waters Villas · Semi-detachednew sale | 3,509 sqft | S$6,000,000 | S$1,710 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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.