How have HDB prices in Waterway East changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Waterway East changed by +4.7% a year, from $442 to $692.

Does remaining lease affect HDB prices in Waterway East?

In Waterway East, 4-room flats with 90-99 years of lease remaining resell at $649 per square foot against $599 for those with 70-79 years, a difference of +8%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Public (HDB) property prices per square foot in Waterway East

URA records no private sale caveat in Waterway East in the last 12 months.

$687median HDB resale per ft²

High confidence95% CI $681–$694 per ft²n = 453 resales

The median HDB resale price in Waterway East (Punggol, North-East Region) is S$687 per square foot (S$7,390 per square metre), based on 453 resales in the 12 months to August 2026, at a median 4-room price of S$673,500. Over the 9.8 years to 2026 Q2, the median price per square foot changed by +4.7% a year in cash terms, or +2.7% a year after inflation.

Public (HDB) prices in Waterway East

Median price per ft²

$687

n = 453 resales

Median resale price

$672,000

median flat 1,001 ft²

Median lease remaining

89 yrs

of a 99-year lease

How prices are spread in Waterway East

p20 $635
p80 $735
95% CI $681–$694

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $385,000 · 495 ft²	$768/ft²	n = 27
3-roommedian $539,000 · 732 ft²	$738/ft²	n = 64
4-roommedian $673,500 · 1,001 ft²	$677/ft²	n = 254
5-roommedian $809,000 · 1,206 ft²	$666/ft²	n = 108

Price by remaining lease, 4-room

Waterway East, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
70-79 yearsmedian $580,000	$599/ft²	n = 31
80-89 yearsmedian $648,000	$649/ft²	n = 559
90-99 yearsmedian $648,000	$649/ft²	n = 343

Across these bands the rate falls 8% from $649/ft² at 90-99 years to $599 at 70-79, on 4-room flats in Waterway East.

Price by floor, 4-room

Waterway East, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$613/ft²	n = 25
Floors 4 to 6	$646/ft²	n = 42
Floors 7 to 9	$669/ft²	n = 45
Floors 10 to 12	$687/ft²	n = 54
Floors 13 to 15	$687/ft²	n = 49
Floors 16 to 21	$699/ft²	n = 39

Buyers: Where does a price sit?

Ranked against 453 resales in Waterway East (12 months).

Resale price

Floor area in ft²

S$672,000 for 979 ft² is around the 49th percentile of the 453 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$687 per square foot, over 453 resales (12 months).

A market figure for that size in Waterway East, not a valuation of your flat.

Floor area in ft²

S$672,000

middle 60% of resales: S$622,000 to S$720,000 for that size · 453 resales, 12 months

Resales (last 12 months)

453 sales

Resales in Waterway East, last 12 months
	Address
Aug 2026	684b Edgedale Plains	S$876,000	5-room	91 yrs	$720
Aug 2026	661b Edgedale Plains	S$862,888	5-room	90 yrs	$715
Aug 2026	659a Punggol East	S$840,000	5-room	91 yrs	$690
Aug 2026	662d Edgedale Plains	S$823,000	5-room	90 yrs	$683
Aug 2026	664b Punggol Dr	S$823,000	5-room	89 yrs	$695
Aug 2026	663b Punggol Dr	S$810,000	5-room	89 yrs	$684
Aug 2026	669b Edgefield Plains	S$800,000	5-room	89 yrs	$658
Aug 2026	664b Punggol Dr	S$770,000	5-room	89 yrs	$650
Aug 2026	679a Punggol Dr	S$755,000	4-room	89 yrs	$754
Aug 2026	676d Punggol Dr	S$738,000	4-room	89 yrs	$738
Aug 2026	664b Punggol Dr	S$735,000	5-room	89 yrs	$621
Aug 2026	665b Punggol Dr	S$735,000	4-room	89 yrs	$734
Aug 2026	684a Edgedale Plains	S$733,000	5-room	91 yrs	$603
Aug 2026	670b Edgefield Plains	S$730,000	5-room	89 yrs	$600
Aug 2026	648 Punggol Ctrl	S$720,000	5-room	78 yrs	$609
Aug 2026	678a Punggol Dr	S$718,888	4-room	89 yrs	$718
Aug 2026	679a Punggol Dr	S$718,888	4-room	89 yrs	$718
Aug 2026	615c Edgefield Plains	S$700,000	4-room	85 yrs	$707
Aug 2026	614a Edgefield Plains	S$693,000	4-room	85 yrs	$700
Aug 2026	642d Punggol Dr	S$692,000	5-room	77 yrs	$574

Public (HDB) rents in Waterway East

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

5.7%

on 87 years of lease remaining

Median rent, 4-room

$3,200/mo

from 237 approved rentals (12 months)

Median resale price, 4-room

$673,500

from 254 resales (12 months)

Rent by flat type

Approved HDB rentals in Waterway East over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
2-room	$2,300/mo	too few rentals
3-room	$2,800/mo	6.2%
4-room	$3,200/mo	5.7%
5-room	$3,250/mo	4.8%

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

Cite us

HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

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Plain text

IndexProp SG, "HDB resale prices in Waterway East", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/waterway-east. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/waterway-east">HDB resale prices in Waterway East - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0).

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/waterway-east.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Public (HDB) property prices per square foot in Waterway East

Median price per ft²The middle resale price per square foot of 453 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in Waterway EastEvery resale in Waterway East over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 453 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Waterway East, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.