The Water Edge
Lorong 38 Geylang · District 14 · Rest of Central Region (RCR) · Freehold
The Water Edge is an apartment development in District 14 (RCR). Based on 20 URA-recorded transactions from 2021–2026, its median price is $681,500, with prices moving about 3.5%/yr and a gross rental yield near 4.1%.
The verdict · for an investor
The Water Edge · Apartment · District 14 · Freehold
The Water Edge is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 9 min on foot; 12 supermarkets, 9 food & retail spots nearby.
- Rentable — ~4.1% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 1-bed +18.5% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
- Inside Paya Lebar Central & the airbase land — a government-committed long-term catalyst.
What's holding it back
- The market's near the top of its cycle — mind your entry price.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 388 sqft (1-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 388 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $0.65M
Aim at the middle or below. A patient buyer has been getting closer to $0.63M.
If you’re selling
~$0.68M
List at the top of fair; realistic close is $0.65M–$0.66M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$267k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~3.5%/yr), and past pace never promises the future.
Built from URA transactions for The Water Edge — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
The Water Edge
Rest of Central Region (RCR) · District 14 · ~$1,767 psf · 4.1% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For The Water Edge, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,767 psf, The Water Edge is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~3.5%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
The Water Edge's own prices are still climbing — about +5% in the latest year of sales.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Supports prices
New launches in this district are selling well — 3 recent ones are around 100% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
Holds prices back
Rents at The Water Edge have slipped ~3% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,767 psf is ~17% below similar nearby projects (~$2,119). good value
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
The Water Edge has grown ~3.5%/yr over ~5 years. Similar nearby: Parc Esta 1.5%, Sims Urban Oasis 4.2%, Penrose 5.8%, Waterbank At Dakota 5.5%, Mori -0.1% — a -0.1–5.8%/yr spread (most around 4.2%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$681,500
2021–2026 (URA)
Appreciation
3.5%/yr
median trend
Gross yield
4.1%
~$6.06/psf rent
Lease
Freehold
The Water Edge median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does The Water Edge fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at The Water Edge
Questions people ask about The Water Edge
Is The Water Edge freehold or leasehold?
The Water Edge is a freehold development in District 14 (Rest of Central Region (RCR)). Freehold means there is no lease running down.
How much does The Water Edge cost per square foot?
Recent transactions at The Water Edge are around $1,767 psf. Across its record, transacted prices range from $585,000 to $820,000.
Which primary schools are near The Water Edge?
Within 1 km (top Primary 1 priority): Kong Hwa School (0.31 km), Geylang Methodist School (primary) (0.75 km). Within 1–2 km: Tanjong Katong Primary School, Haig Girls' School, Canossa Catholic Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest The Water Edge?
The nearest MRT is Dakota MRT, about 590 m away (straight-line).
Has The Water Edge gone up in value?
Across 20 URA-recorded transactions (2021–2026), prices at The Water Edge have moved about 3.5% a year on average, with a gross rental yield near 4.1%. That is a past record, not a forecast.
What condos are comparable to The Water Edge?
Within a short walk: The Waterina, Simsville, Guillemard Edge, Tre Residences, Park Place Residences At Plq. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is The Water Edge a good buy?
The Water Edge sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.