Watercolours

142 filed transactions · District 18 · OCR

Median, per square foot
1,180 psf
Observed range
S$744 — S$1,370 psf142 filed transactions · 53% low to highS$1,168k median filed price
▼ 1.3% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Sep '24 · S$1,485kAug '26 · S$1,158k

The transactions behind those figures

20 of 142 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

85 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$1,115,000$1219 psf
87 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$1,200,000$1281 psf
138 sqm · floor 01-05Executive Condominium · Resale · 2026-07
S$1,500,000$1010 psf
151 sqm · floor 11-15Executive Condominium · Resale · 2026-07
S$1,872,000$1152 psf
106 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,510,000$1323 psf
115 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,600,000$1293 psf
85 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,138,000$1244 psf
89 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,150,000$1200 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 18, not here.

District 18, typical project+2.5%

Middle of 6 projects in District 18 that clear the bar — half fall between -5.4% and +4.4%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 18, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,2901,905
06-10S$1,4081,703
11-15S$1,449944
16-20S$1,22143

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Pasir Ris
1.2km
Primary schools within 1km
2
nearest 472m
Primary schools · straight-line distance
2 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Also nearby
  • Hawker centrePasir Ris Central Hawker Centre944m
  • ParkPasir Ris PK906m
  • Preschools6 within 1kmnearest 126m
  • Other schoolsPasir Ris Crest Secondary School319m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

4projects within 300m
$1,239–$1,380the middle half, per sq ft
$1,290median of those sales

From 69 filed sales, at most the 20 most recent per project — 3 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Seastrand148m2026-0906-1054 sqm$1,273
Seastrand148m2026-0911-1582 sqm$1,303
Sea Esta192m2026-0901-05105 sqm$1,398
Seastrand148m2026-0806-1053 sqm$1,272
Seastrand148m2026-0811-1582 sqm$1,278
Sea Horizon171m2026-0811-15140 sqm$1,447
Sea Horizon171m2026-0801-05124 sqm$1,202
Sea Horizon171m2026-0801-05119 sqm$1,474
Sea Horizon171m2026-0801-05121 sqm$1,328
Sea Horizon171m2026-0811-1572 sqm$1,303
Sea Esta192m2026-0806-1076 sqm$1,391
Sea Esta192m2026-0806-1048 sqm$1,347

The 12 most recent of 69 at this radius. Storey bands as published; no feed carries a unit number.

The land under Watercolours

HDB put this parcel out to tender and names Watercolours as what was built on it. Everything below is from that tender: the dates, the winning price, and the 11 bids that came in.

  1. Tender launched25 Aug 2011
  2. Tender closed11 Oct 201111 bids received
  3. Awarded12 Oct 2011Ho Lee Group Pte Ltd & Maxdin Pte Ltd
  4. Winning tenderS$122,200,000S$3,133 per sq m of gross floor area · S$291 per sq ft
Parcel
Pasir Ris E9 Pasir Ris Drive 3/ Pasir Ris Link
Site area
18,576 sq m
Lease
99 yrs
Plot ratio
2.1
Gross floor area
39,010 sq m
Sold as
EC
Every bid — all 11, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Ho Lee Group Pte Ltd & Maxdin Pte LtdS$122,200,000—
2CEL Development Pte LtdS$118,838,828S$3,361,172 · 2.8%
3Peak Shines Pte. Ltd.S$113,900,000S$8,300,000 · 6.8%
4Hangzhou Headway Real Estate Co., Ltd & L Gold Pte LtdS$113,860,066S$8,339,934 · 6.8%
5Sunmaster Holdings Pte. Ltd.S$113,380,000S$8,820,000 · 7.2%
6Qingjian Realty (South Pacific) Group Pte LtdS$112,370,000S$9,830,000 · 8.0%
7Realty Consortium Pte. Ltd.S$111,900,000S$10,300,000 · 8.4%
8Frasers Centrepoint LimitedS$100,980,000S$21,220,000 · 17.4%
9EL Development Pte LtdS$100,889,000S$21,311,000 · 17.4%
10Hoi Hup Realty Pte Ltd and Sunway Developments Pte LtdS$98,760,000S$23,440,000 · 19.2%
11Wee Hur Development Pte LtdS$90,000,000S$32,200,000 · 26.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 12 Oct 2011 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Watercolours”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,168,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,168,000

Your figures · CPF interest estimated
Sale priceS$1,168,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$28,262
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$757,322
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
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