Type

Units

Min Area

Price Range

3 BR

958 sqft

From S$1.1XM

4+ BR

1657 sqft

From S$1.9XM

Property Highlights

Spacious 4-bedroom, 3-bathroom executive condominium offering 1,657 sqft of flexible living space
Competitively priced at S$1.98 million in the sought-after Pasir Ris precinct
Executive condominium eligibility opens ownership to wider buyer base with HDB conversion option
Prime East Coast location combining accessibility with established residential infrastructure
Ideal for upgraders, growing families, and investor portfolios seeking East side exposure

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Ref: 500077121

Watercolours: A Spacious Executive Condominium in Pasir Ris

Watercolours at 25 Pasir Ris Link represents a compelling acquisition opportunity within Singapore's executive condominium segment. This four-bedroom, three-bathroom residence spans a generous 1,657 square feet, delivering the spatial comfort many modern families require without the premium pricing of private condominiums. Positioned at S$1.98 million, the property sits at an attractive price point for buyers seeking substantial square footage in an established residential enclave.

Layout and Living Space

The unit's configuration reflects thoughtful planning for contemporary household needs. Four distinct bedrooms provide flexibility for growing families, home offices, guest accommodation, or multi-generational living arrangements. Three full bathrooms ensure convenience during peak morning hours and reduce bottlenecks for residents with varying schedules. The 1,657 square foot footprint allows for genuinely separated living and dining zones, distinct from the open-plan layouts increasingly common in smaller units across the market.

Executive Condominium Status and Ownership Benefits

As an executive condominium, Watercolours occupies a unique position within Singapore's residential market. This classification carries significant implications for buyer eligibility and long-term flexibility. First-time buyers, upgraders from public housing, and investors all find pathways to ownership through the EC framework. The structure permits owners to retain their property beyond the standard 30-year minimum occupation period, though with eventual conversion provisions to HDB status after 99 years, providing extended holding potential compared to purely private properties. This hybrid nature has historically attracted institutional investors and owner-occupiers seeking a middle ground between HDB and private condominium markets.

Pasir Ris: Established Infrastructure and Connectivity

The Pasir Ris precinct has matured considerably over the past two decades, evolving into a well-serviced residential zone with substantive commercial and lifestyle offerings. The location benefits from an extensive network of neighbourhood shops, hawker centres, and dining establishments catering to daily needs. Educational institutions spanning primary through secondary levels provide convenient access for families with school-age children. Healthcare facilities, including polyclinics and private medical centres, remain within practical reach.

Transport connectivity anchors the area's appeal, with Pasir Ris MRT Station providing direct Mass Rapid Transit access. The interchange facility connects residents to both the Circle Line and emerging transit corridors, enabling efficient commutes to employment hubs across the island. Bus networks complement rail infrastructure, offering alternative routes to business districts, healthcare precincts, and recreational destinations. This multi-modal accessibility particularly benefits commuters without private vehicles and residents prioritising public transport reliability.

Neighbourhood Character and Amenities

Watercolours residents benefit from the broader neighbourhood's blend of residential tranquility and practical convenience. Parks and recreational spaces, including the adjacent Pasir Ris Park, provide outdoor leisure options without requiring distant travel. The precinct's evolution has attracted diverse retail and F&B operators, reducing the insularity sometimes associated with residential enclaves. Water-facing aspects and proximity to natural green spaces distinguish the area from more densely consolidated districts.

Investment Perspective and Market Positioning

From an investor standpoint, the property occupies an interesting niche. Executive condominiums have demonstrated moderate but consistent capital appreciation over extended holding periods, particularly when purchased at realistic valuations. The four-bedroom configuration appeals to the rental market, attracting expatriate families and corporate tenants seeking temporary housing beyond public housing parameters. Rental yields in this segment have historically ranged competitively with private condominiums, though with lower entry capital requirements, potentially improving overall return metrics for leveraged portfolios.

The S$1.98 million asking price reflects current market conditions in the East region. Recent transactions in comparable executive condominium developments suggest per-square-foot valuations in this locality remain reasonable relative to similar-sized private apartments, particularly accounting for the ownership eligibility advantages conferred by EC status. This pricing environment may not persist indefinitely, particularly if broader market conditions tighten or development momentum accelerates in adjacent precincts.

Suitability Across Buyer Profiles

High-net-worth individuals seeking exposure to Singapore property without concentrating capital in ultra-premium private addresses may find Watercolours appealing for diversified portfolio building. The four-bedroom configuration accommodates extended family arrangements whilst maintaining investment-grade characteristics. Upgraders transitioning from HDB properties benefit directly from the EC framework's familiarity and the substantial spatial increase over typical public housing dimensions. First-time private property buyers gain entry to condominiums at more accessible price points than most comparative private developments. Investors appreciate the balance between acquisition cost, rental demand potential, and moderate leverage mathematics that the price and configuration enable.

Future Considerations

The Pasir Ris precinct continues evolving with attention from both public and private development initiatives. Upcoming transport enhancements and commercial projects may favourably influence long-term capital appreciation. The neighbourhood's established character and infrastructure maturity suggest lower volatility compared to emerging fringe areas, appealing to conservative long-term holders. Prospective buyers should monitor planning announcements affecting the district, as significant development could reshape microeconomic conditions affecting both owner-occupancy satisfaction and investment returns.

Frequently Asked Questions

What is the estimated rental yield for Watercolours at the current S$1.98 million asking price?

Executive condominium properties in Pasir Ris typically achieve gross rental yields between 2.5% and 3.5% annually, depending on market cycle and tenant profile. For a four-bedroom unit of this size, monthly rental commands approximately S$4,500 to S$5,500 from expatriate families and corporate tenants, translating to annual gross income of S$54,000 to S$66,000. Netting management fees (typically 6–8% of rental income) and property tax yields closer to 2.3–3.2%, which compares favourably with private condominium yields in similar-priced segments, particularly given the lower acquisition capital required through EC ownership eligibility.

How does the per-square-foot price at S$1.98M for 1,657 sqft compare to recent EC transactions in Pasir Ris?

At approximately S$1,194 per square foot, Watercolours sits within the current market band for three to four-bedroom executive condominiums in the Pasir Ris locality. Recent comparable transactions in adjacent developments have ranged from S$1,150 to S$1,250 per square foot, suggesting this asking price reflects fair current valuation. The per-sqft metric has remained relatively stable over the past 18 months despite broader market movements, indicating that Pasir Ris EC pricing has consolidated rather than experienced sharp appreciation, which may present a lower-volatility holding profile compared to more speculative segments.

What are the ABSD implications for a second-property buyer at this price point?

Second property buyers are subject to Additional Buyer's Stamp Duty at 15% of the purchase price for properties above S$500,000 (or full ABSD calculation at graduated rates). On a S$1.98 million purchase, ABSD would total approximately S$297,000, significantly elevating the effective entry cost beyond the headline price. However, executive condominium properties may qualify for preferential treatment in certain scenarios—specifically, if the purchaser is converting from HDB ownership, some relief structures apply. Investors should factor this S$297,000 expense into financing calculations, as it materially affects entry yield and cash-flow mathematics, particularly for leveraged purchases.

Is there lease decay risk for Watercolours, and how does this affect resale value?

Executive condominium properties typically feature 99-year leasehold terms from completion, though some may operate under different tenure structures depending on the specific development. Unlike private residential leasehold properties subject to the en bloc sales framework and potential lease decay concerns, ECs follow distinct regulatory pathways. Most modern ECs retain robust liquidity even as leasehold ages beyond 50 years, supported by HDB conversion optionality and persistent demand from first-time buyers. However, progressive lease decay does eventually affect capital values; properties approaching 60+ year balances may experience softening compared to newer stock. For Watercolours, establishing the precise lease commencement date clarifies the decay trajectory and should inform long-term holding calculations.

How does proximity to Pasir Ris MRT Station affect Watercolours' demand and capital appreciation potential?

MRT proximity is among the strongest drivers of sustained demand for residential properties in Singapore, and Pasir Ris Station's dual-line status (Circle and future extensions) substantially enhances appeal. Properties within 400–600 metres of MRT stations consistently command price premiums of 8–15% relative to similar units without such access. For Watercolours, this connectivity supports robust rental demand from expatriate populations and commuters requiring reliable public transport, directly strengthening investment fundamentals. Capital appreciation in MRT-proximate precincts has historically tracked above market averages over 10+ year horizons, making this positioning particularly favourable for long-term holders; the established station infrastructure also reduces obsolescence risk compared to areas reliant on future, uncertain transport developments.

Which buyer profile is Watercolours best suited for, and why?

Upgraders transitioning from HDB flats represent the primary target: the four-bedroom configuration and S$1.98 million price point sit comfortably within typical upgrader budgets, whilst the EC framework ensures familiarity and eligibility pathways. Growing families seeking substantial space without private condominium premiums find strong value in this profile. Investors purchasing second or tertiary properties benefit from the lower capital entry point—approximately S$400,000–500,000 less than equivalent private condominium space—which improves leverage ratios and cash-on-cash returns for portfolio diversification. High-net-worth individuals seeking East region exposure or geographic diversification may also allocate satellite capital here. First-time private property buyers, however, must factor ABSD implications carefully, as the S$297,000 duty burden materially affects return mechanics.

What TDSR headroom and financing availability can buyers expect at S$1.98M?

Mortgage financing at 75–80% loan-to-value (LTV) is standard for executive condominiums, enabling buyers to finance approximately S$1.48–1.58 million with cash down of S$400–500k. At current interest rates (circa 4–4.5% across major banks), monthly mortgage servicing on a S$1.5 million loan over 25 years approximates S$7,600–7,850. TDSR regulations require total debt servicing not to exceed 60% of gross monthly income; thus, a buyer requires monthly income of roughly S$12,700–13,000 to comfortably support this mortgage alongside other obligations. Investors with established income profiles, particularly those with rental income from existing portfolios, may achieve higher effective qualification thresholds. First-time buyers and upgraders should stress-test their income stability; the S$1.98M price point remains accessible to professional households but excludes entry-level salary cohorts.

How does Watercolours compare to competing four-bedroom EC developments in the broader East region?

Pasir Ris competes primarily with ECs in Sengkang, Punggol, and northern Bedok precincts. Sengkang developments tend to price 3–7% higher per square foot, reflecting stronger MRT infrastructure and emerging commercial density. Punggol ECs occasionally offer lower entry points (S$1.75–1.85M for comparable units) but sacrifice established neighbourhood maturity and transport redundancy. Bedok ECs command modest premiums due to proximity to the city-facing Circle Line. Watercolours' positioning at S$1.98M therefore sits competitively within this bandwidth—neither the premium leader nor the discount outlier. The key differentiation lies in Pasir Ris's established residential character, park proximity, and dual-mode MRT access, which may justify the price relative to newer but less mature Punggol alternatives, though investors should individually assess specific unit locations and condition.

Which unit stack or floor level offers the best value within Watercolours?

Mid-tier stacks (typically floors 8–15) offer optimal value in executive condominiums, balancing construction costs, wind exposure, and view premiums without commanding the 10–15% pricing uplift of penthouses or top-tier residencies. Lower floors (3–7) sometimes price 5–8% below mid-range equivalents, suitable for buyers prioritising capital preservation and rental tenant profiles (who typically prefer easier lift access and lower noise from street traffic). High-floor units (18+) command meaningful premiums but may face stronger wind conditions depending on tower orientation and neighbourhood topography. For Watercolours, examining stack plans and confirming whether premium pricing applies to specific facing directions (e.g., park-facing versus road-facing) is essential. Investors should prioritise mid-tier stacks with standard-view orientations, accepting modest rent concessions in exchange for superior capital efficiency.

What is the future supply pipeline in Pasir Ris and the broader East district, and how might this affect resale values?

Pasir Ris and adjacent East precincts face moderate supply pressure from upcoming EC and Build-To-Order HDB developments, though intensity pales compared to fast-expanding Punggol and Sengkang. URA Master Plan initiatives indicate continued densification around MRT nodes, potentially moderating price growth through increased unit availability. However, Pasir Ris's established residential fabric and park-anchored precinct character suggest demand remains resilient despite new supply; the neighbourhood attracts families seeking stability over cutting-edge amenities. Private condominium developers show restrained activity in the immediate precinct, reducing luxury segment competition. Over a 10-year horizon, supply additions may compress capital appreciation from historical 3–5% annually to 2–3%, though stable rental demand should buttress exit liquidity. Buyers should view Watercolours as a long-duration holding (7–10 years minimum) to realise full appreciation potential amidst moderating supply cycles rather than as short-term trading vehicles.

Watercolours EC, 4-bed 1,657 sqft, S$1.98M Pasir Ris