WATERCOLOURS
UrbanLens Analysis
WATERCOLOURS commands $1,232 PSF -- 10% below what District 18 typically fetches ($1,363 PSF). Pasir Ris MRT is 1201m away (15-min walk), functional but not a headline selling point. Against PARKTOWN RESIDENCE at $2,363 PSF, the 48% discount is worth examining closely.
Prices have surged 20.2% in two years. That is strong performance, though buyers entering now face elevated downside risk. 62 transactions over two years gives deep liquidity and reliable pricing signals. For context, MELVILLE PARK has gained 3.7% over the same period.
With ~85 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 416 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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