Rent vs D18 -1.4%
Rents near district median
Watercolours's latest 12-month median rent is $3,600 compared with the D18 median of $3,650 for the same period. Use this district check before narrowing by bedroom and area band.
Watercolours rent and sale price
D18 / Tampines, Pasir Ris
Address 25 Pasir Ris Link Watercolours Singapore 518150
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Quick summary about Watercolours
Watercolours is a 99-year leasehold executive condominium in D18 / Tampines, Pasir Ris. The page currently tracks 141 rentals and 162 sales.
- Latest 12M median rent is $3,600 per month from 31 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,200,000, with median sale PSF at $1,220 psf from 26 sales.
- Rent is flat over the last 3 months. Sale PSF is up 2.9% over the last 3 months.
Watercolours Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -30.0%
Sale PSF below district median
Watercolours's latest 12-month median sale PSF is $1,220 psf versus the D18 median of $1,743 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.60%
Rent support above district screen
Gross yield is roughly 3.60% versus a D18 screen of 2.49%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 22.2% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +0.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare Watercolours against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,600
Is the asking rent fair?
$3,400 to $3,800 is the first fair-rent band to check. Above $3,800 should have a visible reason.
Latest 12M median sale PSF $1,220 psf
Is the purchase price fair?
$1,160,000 to $1,240,000 and $1,180 to $1,260 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,700
Are similar units renting for more?
3 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 22.2% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Watercolours Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sales 162 resale transactions
Total sold value $189.8M
Watercolours Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 141 Jun 2021 to Jul 2026
Sale transactions 162 Jun 2021 to Jul 2026
Rent trend 0.0% Last 3 months
Sale PSF trend 2.9% Last 3 months
Watercolours Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
PASIR RIS EAST MRT STATION (CR4) 0.96 km away
PASIR RIS MRT STATION (EW1) 1.2 km away
Schools nearby
PASIR RIS CREST SECONDARY SCHOOL 0.32 km away
CASUARINA PRIMARY SCHOOL 0.47 km away
PASIR RIS PRIMARY SCHOOL 0.5 km away
LOYANG VIEW SECONDARY SCHOOL 1.06 km away
Amenities
SHENG SIONG LOYANG POINT Daily needs · 1.1 km away
PASIR RIS PARK CONNECTOR Park / green link · 0.72 km away
PASIR RIS CENTRAL HAWKER CENTRE Food centre · 0.94 km away
Watercolours Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,300 50 rentals in view
Latest median sale PSF $1,223 psf 44 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 4 $3,300 4 $1,223 psf $1,555,000
Jun 2026 2 $3,600 3 $1,244 psf $1,150,000
May 2026 4 $3,450 3 $1,078 psf $1,152,888
Apr 2026 2 $3,450 2 $1,136 psf $1,762,500
Mar 2026 1 $3,600 1 $1,227 psf $1,175,000
Feb 2026 2 $3,350 3 $1,188 psf $1,138,000
Jan 2026 1 $3,400 3 $1,216 psf $1,250,000
Dec 2025 4 $3,750 1 $1,280 psf $1,585,000
Nov 2025 2 $3,975 2 $1,230 psf $1,045,000
Oct 2025 2 $4,100 3 $1,277 psf $1,450,000
Sept 2025 4 $3,900 1 $1,179 psf $1,168,000
Aug 2025 3 $3,600 5 $1,266 psf $1,298,000
Projects Similar to Watercolours
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1996 Eastpoint Green 4.2 km away 787 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,078 psf
- Median rent
- $3,500
- Median sale PSF
- $1,214 psf
- Median rent
- $3,800
- Median sale PSF
- $1,062 psf
- Median rent
- $3,400
- Median sale PSF
- $1,218 psf
- Median rent
- $3,450
- Median sale PSF
- $900 psf
- Median rent
- $3,800
- Median sale PSF
- $1,238 psf
Watercolours Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,200 $3,130 38
3 bed $3,700 $3,630 91
4 bed $4,000 $3,725 12
Watercolours Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,200 $3,105 30
800 to 900 sqft $3,300 $3,200 6
900 to 1,000 sqft $3,700 $3,620 73
1,000 to 1,100 sqft $3,500 $3,333 9
1,100 to 1,200 sqft $3,650 $3,550 6
1,200 to 1,300 sqft $3,400 $3,700 13
1,400 to 1,500 sqft $4,300 $4,333 3
1,700 to 1,800 sqft $5,000 $5,000 1
Watercolours Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,120,000 $1,056 psf 72
06 to 10 $1,135,888 $1,194 psf 66
11 to 15 $1,295,000 $1,046 psf 24
Watercolours Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Watercolours shows a latest 12-month median monthly rent of $3,600 across 31 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,600
Rentals in period 31
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Watercolours show a median price of $1,200,000 and $1,220 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,200,000
Latest 12M median PSF $1,220 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Watercolours has 162 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $189.8M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Watercolours numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,600/mo Test gross and net yield against typical rent. Buy vs rent $1.2M Compare ownership cost against renting. Mortgage $1.2M Estimate monthly payment from the sale price. Stamp duty $1,220 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D18 to compare Watercolours against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Watercolours FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Watercolours?
Watercolours has a latest 12-month median monthly rent of $3,600 across 31 rentals in that period.
What is the typical sale price at Watercolours?
The latest 12-month median sale price for Watercolours is $1,200,000, based on 26 sales in that period.
What is the median sale PSF at Watercolours?
The latest 12-month median sale price per square foot for Watercolours is $1,220 psf. The average for the same period is $1,186 psf.
Is Watercolours freehold or leasehold?
Watercolours is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Watercolours located?
Watercolours is located at 25 Pasir Ris Link Watercolours Singapore 518150 in D18 / Tampines, Pasir Ris.
How current is the Watercolours transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.