Overview & Key Facts
WATER TERRACE is a freehold condominium at LORONG AH SOO in District 19 (OCR), developed by SILVERSTEIN PTE LTD (LAND RESOURCES REALTY), comprising 12 units, completed in 2008.
Location & Connectivity
WATER TERRACE is approximately 900m from Bartley MRT station, with 4 stations within 1.5 km.
Schools & Education
17 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 440m |
| Zhonghua Primary School | Primary | 510m |
| Montfort Junior School | Primary | 820m |
| Cedar Girls' Secondary School | Secondary | 830m |
| Cedar Primary School | Primary | 900m |
| Montfort Secondary School | Secondary | 930m |
| Bartley Secondary School | Secondary | 1.1 km |
| Xinmin Secondary School | Secondary | 1.3 km |
Market Position
WATER TERRACE has recorded 2 sales at an average price of $2,875,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $971 psf | — |
| 2025 | 1 | $1,218 psf | ↑ 25.5% |
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Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 12 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, p1 school balloting families and quiet sanctuary seekers best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), foreign / absd-aware buyers and first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
WATER TERRACE is a freehold development in District 19 (OCR), with 12 units, offering a gross yield of 2.2%.
At ~$1,218 psf, it represents a competitive entry point in the OCR segment.
Explore the full WATER TERRACE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing WATER TERRACE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for WATER TERRACE?
Is WATER TERRACE freehold?
What is the rental yield for WATER TERRACE?
Which MRT is nearest to WATER TERRACE?
Sources & Next Steps
- WATER TERRACE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions
- Rental data: 10 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 2 records analysed · Source: URA private-sale caveats