Rent vs D19 -16.2%
Rents below district median
Watertown's latest 12-month median rent is $3,100 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Watertown rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 71 Punggol Central Watertown Singapore 828755
Open map
Quick summary about Watertown
Watertown is a 99-year leasehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 1,710 rentals and 278 sales. Watertown is near PUNGGOL MRT STATION (NE17), about 0.15 km away.
For rent checks, start with the latest 12-month median of $3,100 per month and compare it with the full-history size-band range of $3,000 to $6,050. For sale checks, start with the latest 12-month median sale price of $980,000 and median sale PSF of $1,676 psf, then compare full-history floor-band evidence from $950,000 to $961,500 and PSF from $1,578 psf to $1,593 psf.
- Latest 12M median rent is $3,100 per month from 327 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $980,000, with median sale PSF at $1,676 psf from 40 sales.
- Rent is down 1.6% over the last 3 months. Sale PSF is down 6.6% over the last 3 months.
Watertown Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 Near district
Sale PSF near district median
Watertown's latest 12-month median sale PSF is $1,676 psf versus the D19 median of $1,669 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.80%
Rent support above district screen
Gross yield is roughly 3.80% versus a D19 screen of 2.58%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 8.0% spread
Rent looks stable
Recent monthly median rents stayed within a tight 8.0% band.
Market activity -5.6%
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 2011 matters most on sale price. Compare Watertown against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,100
Is the asking rent fair?
$2,950 to $3,250 is the first fair-rent band to check. Above $3,250 should have a visible reason.
Latest 12M median sale PSF $1,676 psf
Is the purchase price fair?
$950,000 to $1,010,000 and $1,630 to $1,730 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $3,000
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 8.0% spread
Is rent stable here?
Rent looks stable. Recent monthly median rents stayed within a tight 8.0% band.
Transaction volume -5.6%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Watertown Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2011
Property type Apartment, Non-Landed Properties
Sales 278 resale transactions
Total sold value $345.9M
Watertown Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,710 Jun 2021 to Jul 2026
Sale transactions 278 Jun 2021 to Aug 2026
Rent trend -1.6% Last 3 months
Sale PSF trend -6.6% Last 3 months
Watertown 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
PUNGGOL MRT STATION (NE17) 0.15 km away
PUNGGOL COAST MRT STATION (NE18) 1.36 km away
SENGKANG MRT STATION (NE16) 1.74 km away
Schools nearby
VALOUR PRIMARY SCHOOL 0.33 km away
PUNGGOL VIEW PRIMARY SCHOOL 0.37 km away
PUNGGOL GREEN PRIMARY SCHOOL 0.57 km away
LEARNING LEAP PTE LTD (PUNGGOL GREEN PRIMARY SCHOOL) 0.58 km away
Amenities
GIANT SUPERMARKET NORTHSHORE PLAZA I Daily needs · 1.16 km away
ONE PUNGGOL HAWKER CENTRE Food centre · 0.45 km away
Watertown Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,100 476 rentals in view
Latest median sale PSF $2,233 psf 67 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 1 $2,233 psf $3,028,888
Jul 2026 32 $3,100 3 $1,593 psf $950,000
Jun 2026 30 $3,150 7 $1,609 psf $930,000
May 2026 28 $3,250 3 $1,630 psf $948,888
Apr 2026 33 $3,200 2 $1,864 psf $1,914,000
Mar 2026 26 $3,200 3 $1,722 psf $1,390,000
Feb 2026 24 $3,175 5 $2,109 psf $2,408,888
Jan 2026 42 $3,200 6 $1,648 psf $940,400
Dec 2025 32 $3,100 3 $1,823 psf $1,040,000
Nov 2025 20 $3,050 2 $1,686 psf $980,000
Oct 2025 22 $3,100 1 $1,649 psf $870,000
Sept 2025 17 $3,000 4 $1,713 psf $1,688,000
Projects Similar to Watertown
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2018 Riverfront Residences 4.0 km away 1,592 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,628 psf
- Median rent
- $3,000
- Median sale PSF
- $1,394 psf
- Median rent
- $3,100
- Median sale PSF
- $1,743 psf
- Median rent
- $2,900
- Median sale PSF
- $1,498 psf
- Median rent
- $2,800
- Median sale PSF
- $1,417 psf
- Median rent
- $3,000
- Median sale PSF
- $1,511 psf
Watertown Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,000 $2,938 857
2 bed $3,800 $3,705 284
3 bed $5,200 $4,968 156
4 bed $6,050 $5,970 46
Unknown $3,000 $2,934 367
Watertown Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,000 $2,929 960
600 to 700 sqft $3,000 $2,956 263
800 to 900 sqft $3,800 $3,644 167
900 to 1,000 sqft $4,000 $3,794 111
1,000 to 1,100 sqft $4,200 $4,014 7
1,100 to 1,200 sqft $5,200 $4,952 116
1,200 to 1,300 sqft $5,200 $4,978 31
1,300 to 1,400 sqft $6,000 $5,827 44
Watertown Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $961,500 $1,578 psf 68
06 to 10 $956,000 $1,593 psf 125
11 to 15 $950,000 $1,586 psf 85
Watertown 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
Watertown shows a latest 12-month median monthly rent of $3,100 across 327 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,100
Rentals in period 327
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 Watertown show a median price of $980,000 and $1,676 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $980,000
Latest 12M median PSF $1,676 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2011 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. Watertown has 278 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $345.9M
Latest record Aug 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 Watertown numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,100/mo Test gross and net yield against typical rent. Buy vs rent $980.0K Compare ownership cost against renting. Mortgage $980.0K Estimate monthly payment from the sale price. Stamp duty $1,676 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 D19 to compare Watertown 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.
Watertown FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Watertown?
Watertown has a latest 12-month median monthly rent of $3,100 across 327 rentals in that period.
What is the typical sale price at Watertown?
The latest 12-month median sale price for Watertown is $980,000, based on 40 sales in that period.
What is the median sale PSF at Watertown?
The latest 12-month median sale price per square foot for Watertown is $1,676 psf. The average for the same period is $1,741 psf.
Is Watertown freehold or leasehold?
Watertown is listed as 99-year leasehold from 2011. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Watertown located?
Watertown is located at 71 Punggol Central Watertown Singapore 828755 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Watertown 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.