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District 16 · Singapore

Waterfront Waves

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,520 sq ft home in Waterfront Waves

Comparable sales
Comparable-sale benchmarkS$2,325,000

S$2,263,575 – S$2,595,000

Middle 50% of recorded prices
6 comparable sales over 12 months

5.4% below the benchmarkS$125,000 less than comparable median
Recent comparable saleS$2,200,000
Comparable medianS$2,325,000
S$0Both bars use the same price scaleS$3,700,000
Below rangeUnder S$2,263,575
Within rangeS$2,263,575–2,595,000
Above rangeOver S$2,595,000

Recorded sale from 2026-06. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,686
Comparable sales
6Past 12 months
Recorded PSF change
+6.9%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Half-yearly resale prices per sq ft for the selected size band

2021-09–2026-07
Waterfront Waves half-yearly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,3091,4481,5871,7251,864 H2 2024: S$1,461 / sq ft; 7 salesH2 2025: S$1,678 / sq ft; 5 sales H2 2021H1 2024H1 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View half-yearly figures
PeriodSalesMedian / sq ftMiddle 50%
H2 20212Insufficient sales—
H1 20223Insufficient sales—
H2 20223Insufficient sales—
H1 20231Insufficient sales—
H2 20233Insufficient sales—
H1 20244Insufficient sales—
H2 20247S$1,461S$1,455–1,564
H1 20253Insufficient sales—
H2 20255S$1,678S$1,605–1,695
H1 20262Insufficient sales—

Price versus other developments

District 16 · 99-year leasehold

Waterfront WavesS$1,686

6 sales · This development

ArchipelagoS$1,672

5 sales

The ClearwaterS$1,401

6 sales

The BayshoreS$1,397

7 sales

Costa Del SolS$1,999

19 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 16 transactions

LowerHigher65 / 100

Price percentile

17.7% above the district 16 median of S$1,433 / sq ft.

Based on 80 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 16 resale prices for similar-sized homes

80 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$932–1,067 / sq ft: 3 salesS$1,067–1,201 / sq ft: 6 salesS$1,201–1,336 / sq ft: 10 salesS$1,336–1,471 / sq ft: 22 salesS$1,471–1,605 / sq ft: 6 salesS$1,605–1,740 / sq ft: 7 salesS$1,740–1,875 / sq ft: 7 salesS$1,875–2,009 / sq ft: 9 salesS$2,009–2,144 / sq ft: 9 salesS$2,144–2,279 / sq ft: 1 salesS$932S$2,279 / sq ft
Waterfront Waves: S$1,686 / sq ftMarket median: S$1,433 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$932–1,0673
S$1,067–1,2016
S$1,201–1,33610
S$1,336–1,47122
S$1,471–1,6056
S$1,605–1,7407
S$1,740–1,8757
S$1,875–2,0099
S$2,009–2,1449
S$2,144–2,2791

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 2 sales (25.0%)1,200–1,799 sq ft: 6 sales (75.0%)1,800 sq ft and above: 0 sales (0.0%)8recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
225.0%
1,200–1,799 sq ft
675.0%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,292–1,748 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-061324 sq ft6–10S$2,200,000S$1,662
2026-031572 sq ft11–15S$2,800,000S$1,782
2025-121345 sq ft11–15S$2,280,000S$1,695
2025-121572 sq ft1–5S$2,670,000S$1,699
2025-101345 sq ft11–15S$2,258,100S$1,678
2025-101518 sq ft1–5S$2,370,000S$1,562

Up to eight recent matching sales shown; the recent comparison contains 6 matching sales in this window. The history chart also includes older matching sales. View all 70 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Waterfront Waves 70 · All published history

Resale price history

2021-09–2026-07 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-07Waterfront WavesCondominium92 m²1–5S$1,488,000S$1,503
2026-06Waterfront WavesCondominium123 m²6–10S$2,200,000S$1,662
2026-03Waterfront WavesCondominium146 m²11–15S$2,800,000S$1,782
2026-03Waterfront WavesCondominium90 m²1–5S$1,550,000S$1,600
2025-12Waterfront WavesCondominium146 m²1–5S$2,670,000S$1,699
2025-12Waterfront WavesCondominium125 m²11–15S$2,280,000S$1,695
2025-10Waterfront WavesCondominium141 m²1–5S$2,370,000S$1,562
2025-10Waterfront WavesCondominium125 m²11–15S$2,258,100S$1,678
2025-08Waterfront WavesCondominium120 m²6–10S$2,300,000S$1,781
2025-07Waterfront WavesCondominium125 m²6–10S$2,160,000S$1,605
2025-06Waterfront WavesCondominium118 m²11–15S$2,250,000S$1,771
2025-06Waterfront WavesCondominium123 m²6–10S$2,080,000S$1,571
2025-06Waterfront WavesCondominium117 m²11–15S$2,060,000S$1,636
2025-04Waterfront WavesCondominium146 m²1–5S$2,480,000S$1,578
2025-04Waterfront WavesCondominium116 m²6–10S$2,030,000S$1,626
2025-03Waterfront WavesCondominium116 m²6–10S$1,950,000S$1,562
2025-02Waterfront WavesCondominium276 m²11–15S$4,280,000S$1,441
2025-02Waterfront WavesCondominium120 m²1–5S$2,158,000S$1,671
2025-02Waterfront WavesCondominium123 m²1–5S$2,090,000S$1,579
2024-10Waterfront WavesCondominium145 m²1–5S$2,280,000S$1,461

Explore the neighbourhood

What’s around Waterfront Waves — before you book a viewing.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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