Watercolours
Watercolours is a 99-year lease (85 yrs left) executive condo development in District 18 (Tampines / Pasir Ris). It has 146 recorded private transactions. Latest sale: $1,200,000 (Aug 2026, 87 sqm, floors 01-05). Median $1,164/sqft. Prices up 32.9% over the period. 85 years lease remaining.
Where Watercolours ranks in District 18
All 46 projects ›Median psf over time
Estimate a unit at Watercolours
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.20% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,109 | 66 |
| 06-10 | $1,200 | 60 |
| 11-15 | $1,068 | 20 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Aug 2026 | 01-05 | Resale | 87 sqm | $1,200,000 | $1,281 |
| Jul 2026 | 01-05 | Resale | 138 sqm | $1,500,000 | $1,010 |
| Jul 2026 | 11-15 | Resale | 151 sqm | $1,872,000 | $1,152 |
| Jul 2026 | 06-10 | Resale | 106 sqm | $1,510,000 | $1,323 |
| Jul 2026 | 06-10 | Resale | 115 sqm | $1,600,000 | $1,293 |
| Jun 2026 | 06-10 | Resale | 89 sqm | $1,150,000 | $1,200 |
| Jun 2026 | 01-05 | Resale | 87 sqm | $1,200,000 | $1,281 |
| Jun 2026 | 01-05 | Resale | 85 sqm | $1,138,000 | $1,244 |
| May 2026 | 01-05 | Resale | 112 sqm | $1,300,000 | $1,078 |
| May 2026 | 01-05 | Resale | 85 sqm | $1,152,888 | $1,260 |
| May 2026 | 06-10 | Resale | 90 sqm | $750,000 | $774 |
| Apr 2026 | 01-05 | Resale | 89 sqm | $1,200,000 | $1,253 |
| Apr 2026 | 11-15 | Resale | 212 sqm | $2,325,000 | $1,019 |
| Mar 2026 | 06-10 | Resale | 89 sqm | $1,175,000 | $1,227 |
| Feb 2026 | 01-05 | Resale | 85 sqm | $1,120,000 | $1,224 |
| Feb 2026 | 11-15 | Resale | 174 sqm | $1,938,000 | $1,035 |
| Feb 2026 | 11-15 | Resale | 89 sqm | $1,138,000 | $1,188 |
| Jan 2026 | 01-05 | Resale | 80 sqm | $1,030,000 | $1,196 |
| Jan 2026 | 01-05 | Resale | 115 sqm | $1,505,000 | $1,216 |
| Jan 2026 | 06-10 | Resale | 90 sqm | $1,250,000 | $1,290 |
| Dec 2025 | 01-05 | Resale | 115 sqm | $1,585,000 | $1,280 |
| Nov 2025 | 01-05 | Resale | 85 sqm | $1,110,000 | $1,213 |
| Nov 2025 | 06-10 | Resale | 73 sqm | $980,000 | $1,247 |
| Oct 2025 | 01-05 | Resale | 102 sqm | $1,450,000 | $1,321 |
| Oct 2025 | 01-05 | Resale | 85 sqm | $1,168,000 | $1,277 |
Watercolours is inside the 1 km Primary 1 priority zone for 2 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Watercolours, with their median resale psf. Useful for comparing what Watercolours costs per square foot against nearby developments.
About Watercolours
Watercolours in District 18 (Tampines / Pasir Ris) has been a strong performer, with median psf up roughly 32.9% over the period (about 5.9% a year). Its $1,164 psf median sits about 8% below the District 18 median, cheaper than about 65% of projects there. It has a busy transaction history, with 146 sales between 2021-08 and 2026-08, ranging from $750,000 to $2,325,000. The most recent transaction was a 87 sqm unit (floors 01-05) at $1,200,000 in Aug 2026, and the median is $1,164 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 85 years remaining is 0.9463, an annual lease decay of about 0.20%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Watercolours cost?
The most recent transaction at Watercolours was $1,200,000 for a 87 sqm unit in 2026-08. The median price is $1,164 per square foot across 146 transactions, ranging from $750,000 to $2,325,000. Data sourced from URA.
Is Watercolours freehold or leasehold?
Watercolours is on a 99-year lease commencing in 2012, with approximately 85 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.20%.
What is the price per square foot (psf) at Watercolours?
The median price at Watercolours is $1,164 psf, with transactions ranging from $744 to $1,370 psf. This is based on 146 URA-recorded transactions in District 18.
Have prices at Watercolours gone up or down?
Prices at Watercolours have increased by approximately 32.9% over the data period (around 5.9% a year). The median price is currently $1,164 psf, with the most recent sale at $1,200,000 in 2026-08.