Editorial Signature Detail
WATTEN HOUSE
Signature Alpha Editorial
WATTEN HOUSE
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
5
Baths
5
SQFT
2,368
Floor Level
—
URA-backed research dashboard
D11 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D11: Average S$3,464 PSF | Up 2.61% over the last quarter ⬆️
Median PSF
S$3,318
Price Range
— — —
Transaction Count
76
Recent transacted prices
WATTEN HOUSE
26/08/2026 • Floor range n/a • Size unavailable
—
S$3,492 PSF
WATTEN HOUSE
26/08/2026 • Floor range n/a • Size unavailable
—
S$3,492 PSF
WATTEN HOUSE
26/08/2026 • Floor range n/a • Size unavailable
—
S$3,492 PSF
WATTEN HOUSE
26/08/2026 • Floor range n/a • Size unavailable
—
S$3,492 PSF
WATTEN HOUSE
26/08/2026 • Floor range n/a • Size unavailable
—
S$3,492 PSF
Property type breakdown
Condo
76
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Watten House maintains a sophisticated growth trajectory within District 11, supported by a balanced district-level supply pipeline and resilient upgrader demand. The asset is projected to achieve a premium five-year appreciation of up to 32.8% as market stability and favorable financing conditions bolster 2026 valuations.
Current Underwriting
$7,837,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.2%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+23%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.9%
Base growth eases to 2.8% annually if supply and absorption soften.
Base case · 2031
+23%
Core Alpha Formula projection at 4.2% annualized growth.
Best case · 2031
+32.8%
Upside case expands to 5.8% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At WATTEN HOUSE, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$3,310
Project Mean PSF
$3,326
District Mean PSF
$3,326
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
2.8%
Rental yield
Current rental carry screens at 2.8%, while the base-case 2031 outlook still projects +23.0% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Space is a luxury, freehold is a premium. And have you seen Bungalows in the sky? Today, we are at Watten House, a rare freehold development in a prestigious estate that houses large format units. In fact, 78% of all units here are more than 1500sqft. This development is situated on a substantial land area of 20,461 square meters with a low density of only 180 units, which is meant only for a selected few. Located in the Watten Estate, this area is one of Singapore’s most sought-after addresses, surrounded by 33 out of Singapore’s 39 Good Class Bungalow Areas within 3km, abundant nature, a renowned education belt and vibrant lifestyle amenities. Developed by UOL and SingLand, Watten House is part of UOL’s luxury Masterpiece collection. This development comprises eight blocks of five storeys, housing 180 luxurious residential units. These units feature spacious 3 to 5 bedrooms thoughtfully designed to accommodate multi-generational living, as well as, 6 to 7 bedrooms penthouses that embody the concept of “Bungalows In The Sky” . Residents of Watten House enjoy convenient access to transportation and shopping centres. The development is a 6 to 8-minute walk from the Tan Kah Kee MRT station on the Downtown Line. Furthermore, it is in close proximity to several shopping centres, including Coronation Shopping Plaza, King's Arcade Shopping Centre, Crown Centre, Adam Road Food Centre, and many more. Watten House is also within a 1KM radius of Nanyang Primary School and Raffles Girls’ Primary School. It is strategically situated along the prestigious Bukit Timah educational belt, making it a desirable choice for families seeking quality education options for their children. Nestled on elevated ground, all blocks at the Watten House are surrounded by greenery and is situated right next to a neighbourhood park, enhancing the natural ambiance. Residents can enjoy panoramic views of Bukit Timah Nature Reserve and the city skyline, overlooking surrounding greenery and landed estate. Watten House is truly an address of legacy. Do not miss this prime freehold development located in the heart of Bukit Timah. Speak to any PropNex salesperson about adding this one-of-a-kind masterpiece, Watten House, to your collection today! Space is a luxury, freehold is a premium. And have you seen Bungalows in the sky? Today, we are at Watten House, a rare freehold development in a prestigious estate that houses large format units. In fact, 78% of all units here are more than 1500sqft. This development is situated on a substantial land area of 20,461 square meters with a low density of only 180 units, which is meant only for a selected few. Located in the Watten Estate, this area is one of Singapore’s most sought-after addresses, surrounded by 33 out of Singapore’s 39 Good Class Bungalow Areas within 3km, abundant nature, a renowned education belt and vibrant lifestyle amenities. Developed by UOL and SingLand, Watten House is part of UOL’s luxury Masterpiece collection. This development comprises eight blocks of five storeys, housing 180 luxurious residential units. These units feature spacious 3 to 5 bedrooms thoughtfully designed to accommodate multi-generational living, as well as, 6 to 7 bedrooms penthouses that embody the concept of “Bungalows In The Sky” . Residents of Watten House enjoy convenient access to transportation and shopping centres. The development is a 6 to 8-minute walk from the Tan Kah Kee MRT station on the Downtown Line. Furthermore, it is in close proximity to several shopping centres, including Coronation Shopping Plaza, King's Arcade Shopping Centre, Crown Centre, Adam Road Food Centre, and many more. Watten House is also within a 1KM radius of Nanyang Primary School and Raffles Girls’ Primary School. It is strategically situated along the prestigious Bukit Timah educational belt, making it a desirable choice for families seeking quality education options for their children. Nestled on elevated ground, all blocks at the Watten House are surrounded by greenery and is situated right next to a neighbourhood park, enhancing the natural ambiance. Residents can enjoy panoramic views of Bukit Timah Nature Reserve and the city skyline, overlooking surrounding greenery and landed estate. Watten House is truly an address of legacy. Do not miss this prime freehold development located in the heart of Bukit Timah. Speak to any PropNex salesperson about adding this one-of-a-kind masterpiece, Watten House, to your collection today!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
WATTEN HOUSE
D11 · Condo
$7,837,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $409,820
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $21,552
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $347,561
Agent Comm: $173,780
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $186,158
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $221,097
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 152.9% with SGD 4,798,807 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 117,184. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$24,781
Annual Net Cash Flow
-$117,184
BSD
$409,820
Cash Outlay
$2,372,070
ABSD
$0
Virtual Staging
Signature Virtual Staging
Drag the gold divider to compare the original view with the staged version.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Tan Kah Kee MRT
510 m
Kebun Bunga MRT
840 m
Farrer Road MRT
1310 m
Schools
Raffles Girls' Primary School 21 Hillcrest Road
570 m
Nanyang Primary School 52 King's Road
900 m
Singapore Chinese Girls' Primary School 190 Dunearn Road
2020 m
National Junior College 37 Hillcrest Road
800 m
Shopping
Holland Village Shopping Mall Central
2660 m
Tanglin Mall Central
3000 m
Claymore Connect Central
3000 m
Virtual Tours & Quick Access
Floor Plans
Tower View
Gallery
FAQs
