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apartment · 398106

The Water Edge

Project page · Freehold

Indicative value range
S$683,770 – S$731,649
Indicative mid S$702,322 · S$1,631 psf

Based on 3 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

Valued at 431 sqft, typical for The Water Edge. Enter your size and floor below for your own range.

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
Aug 2026The Water Edge01-05495 sqftS$765,000S$1,545 psf×1.000S$1,545 psf
Jun 2026The Water Edge06-10441 sqftS$780,000S$1,767 psf×1.000S$1,767 psf
Dec 2025The Water Edge01-05463 sqftS$758,000S$1,638 psf×0.996S$1,631 psf

How accurate is this estimate for The Water Edge?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in The Water Edge since.

Median error
7.3%

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

A thin test: 4 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.

4.78% gross yield

S$33,600 of rent a year against the estimate above · 1.63 points above flats like it

Leases signed here within a quarter of this size run about S$2,800 a month, the middle of 74 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 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 2026400-500 sqft1Non-landed PropertiesS$3,000
Q3 2026300-400 sqft1Non-landed PropertiesS$2,900
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,750
Q3 2026400-500 sqft1Non-landed PropertiesS$2,750
Q3 2026300-400 sqft1Non-landed PropertiesS$2,700

median of 74 URA rental contracts at The Water Edge within a quarter of 40 sqm, since 2025Q4.

Buying or selling at S$702,322?

Buying: Stamp duty on S$702,322 · Cash and CPF needed on S$702,322 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$702,322.

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

Primary schools near 8 Lorong 38 Geylang

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
Aug 2026
The Water Edge · 01-05 · Apartment
495 sqftS$765,000S$1,545 psf
Jun 2026
The Water Edge · 06-10 · Apartment
441 sqftS$780,000S$1,767 psf
Dec 2025
The Water Edge · 01-05 · Apartment
463 sqftS$758,000S$1,638 psf
Oct 2025
The Water Edge · 01-05 · Apartment
538 sqftS$820,000S$1,524 psf
May 2025
The Water Edge · 01-05 · Apartment
431 sqftS$750,000S$1,742 psf
Mar 2025
The Water Edge · 01-05 · Apartment
388 sqftS$650,000S$1,677 psf
Jan 2025
The Water Edge · 01-05 · Apartment
388 sqftS$700,000S$1,806 psf
Dec 2024
The Water Edge · 06-10 · Apartment
484 sqftS$745,000S$1,538 psf
Oct 2023
The Water Edge · 01-05 · Apartment
366 sqftS$655,000S$1,790 psf
Oct 2023
The Water Edge · 01-05 · Apartment
441 sqftS$700,000S$1,586 psf
Apr 2023
The Water Edge · 01-05 · Apartment
441 sqftS$683,000S$1,548 psf
Jan 2023
The Water Edge · 01-05 · Apartment
388 sqftS$650,000S$1,677 psf
Aug 2022
The Water Edge · 01-05 · Apartment
388 sqftS$643,000S$1,659 psf
May 2022
The Water Edge · 01-05 · Apartment
366 sqftS$585,000S$1,598 psf
May 2022
The Water Edge · 01-05 · Apartment
538 sqftS$778,000S$1,446 psf
Feb 2022
The Water Edge · 01-05 · Apartment
431 sqftS$652,000S$1,514 psf
Jan 2022
The Water Edge · 01-05 · Apartment
538 sqftS$768,000S$1,427 psf
Nov 2021
The Water Edge · 01-05 · Apartment
398 sqftS$588,000S$1,476 psf
Nov 2021
The Water Edge · 01-05 · Apartment
431 sqftS$650,000S$1,510 psf
Nov 2021
The Water Edge · 01-05 · Apartment
463 sqftS$680,000S$1,469 psf
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Showing 20 of 21.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.