Overview & Key Facts
WATER VILLAS is a freehold condominium at KOVAN ROAD in District 19 (OCR), developed by SILVERSTEIN PTE LTD, comprising 15 units, completed in 2012.
Location & Connectivity
WATER VILLAS is approximately 710m from Kovan MRT station, with 3 stations within 1.5 km.
Schools & Education
20 schools within 2 km (12 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Cedar Primary School | Primary | 460m |
| Cedar Girls' Secondary School | Secondary | 470m |
| Zhonghua Secondary School | Secondary | 470m |
| Zhonghua Primary School | Primary | 480m |
| Xinmin Secondary School | Secondary | 570m |
| Xinmin Primary School | Primary | 710m |
| Serangoon Secondary School | Secondary | 720m |
| Montfort Junior School | Primary | 730m |
Market Position
WATER VILLAS has recorded 5 sales at an average price of $3,183,600.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 2 | $761 psf | — |
| 2024 | 1 | $893 psf | ↑ 17.3% |
| 2025 | 2 | $839 psf | ↓ 6.0% |
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From the 2024 high, WATER VILLAS prices have given back 6.0% — still 10.3% above the 2022 baseline.
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
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 15-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, freehold / generational hold and boutique low-density (<100 units) best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
long-term hold (10+ yr) and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
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 VILLAS is a freehold development in District 19 (OCR), with 15 units, offering a gross yield of 2.5%.
At ~$839 psf, it represents a competitive entry point in the OCR segment.
Explore the full WATER VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing WATER VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for WATER VILLAS?
Is WATER VILLAS freehold?
What is the rental yield for WATER VILLAS?
Which MRT is nearest to WATER VILLAS?
Sources & Next Steps
- WATER VILLAS 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: 5 transactions
- Rental data: 7 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 5 records analysed · Source: URA private-sale caveats