Watercolours
Located in District 18 (Tampines, Pasir Ris), Watercolours is a 99-year leasehold executive condominium in the Outside Central Region (OCR). The development was completed in 2016 and comprises 416 units, on a lease that commenced in 2012. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
WATERCOLOURS
Over the 12 months to Jun 2026, Watercolours recorded 31 resale transactions at a median $1,244 psf (median price $1,220,000), and 30 rental contracts at a median $3,625/mo, a gross rental yield of 3.6%. Source: URA caveat data, as of Jun 2026.
Watercolours's median of $1,244 psf over the trailing 12 months places its pricing below roughly 70% of District 18 condos; resale liquidity has been active with 31 caveats lodged; the 3.6% gross rental yield sits above the ~3% private-market benchmark. Figures reflect URA-registered resale caveats and exclude new-launch sales; weigh unit-specific factors — floor, facing and remaining lease — against this project-level average.
| Date | Price | PSF | Size (sqft) | Floor | Type |
|---|---|---|---|---|---|
| Jun-26 | $1,200,000 | $1,281 psf | 936 sqft | 01 to 05 | 2BR |
| Jun-26 | $1,138,000 | $1,244 psf | 915 sqft | 01 to 05 | 2BR |
| May-26 | $1,152,888 | $1,260 psf | 915 sqft | 01 to 05 | 2BR |
| May-26 | $750,000 | $774 psf | 969 sqft | 06 to 10 | 3BR |
| May-26 | $1,300,000 | $1,078 psf | 1,206 sqft | 01 to 05 | 3BR |
| Apr-26 | $1,200,000 | $1,253 psf | 958 sqft | 01 to 05 | 3BR |
| Apr-26 | $2,325,000 | $1,019 psf | 2,282 sqft | 11 to 15 | 5BR |
| Mar-26 | $1,175,000 | $1,227 psf | 958 sqft | 06 to 10 | 3BR |
Can I afford Watercolours?
Get the monthly repayment, total interest and cash flow based on this project’s median price of $1,220,000.
En-Bloc Potential
A heuristic read of land/redevelopment fundamentals — not a prediction that a collective sale will happen. Whether one succeeds hinges on owner consent, reserve-price expectations, and market timing. Only ~1 in 10 en-bloc attempts complete, and realised premiums have averaged ~14% (owners often expect 40%+). For an ageing leasehold, weigh this against near-certain lease decay while you wait.