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SKYWATERS RESIDENCES

Prince Edward Road · D1 Downtown Core
Condominium99-yearUnder construction
$5,841 psf
median $psf
—
median rent · psf/mo
—
gross rental yield
57
highest floor
146
total units
Under constr.
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months.
48
/ 100
HomeVestor Investor Score
Best for: Capital growth
Watch out for: Thin transactions, Limited rental data, Priced above nearby projects
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity6
Growth86
Family52
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 86
Nearest growth node: CBD Rejuvenation (Shenton / Anson) — ~0.4 km away (under construction) → 74 · Nearest MRT ~215 m (Prince Edward Road) → 98 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 6
146 units → 9 · 4 sales in 12 mo → 9 · 0 rental contracts → 0  =  average
Family demand · 52
1 primary school(s) within 1 km → 52
Overall · 48
The average of the 3 sub-scores above.
Risk flags
Thin transactions — 4 sales in 12 months, so the price signal is noisy · Limited rental data — 0 rental contracts, so the yield estimate is soft · Priced above nearby projects — ~159% above the median $psf of 38 projects within ~2.0 km
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Skywaters Residences is a leasehold project in D1 Downtown Core with limited yield data, thin liquidity. It sits ~0.4 km from the CBD Rejuvenation (Shenton / Anson) growth node (under construction).

Best suited for
  • Capital growth buyers
Less suited for
  • pure rental-yield investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.

Investment report

A plain-language read on Skywaters Residences — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorLiquidity-thinsignals — how they're defined
Why this may work
  • In the CBD Rejuvenation (Shenton / Anson) URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Prince Edward Road MRT Station MRT within ~215 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Entry $psf sits ~159% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
  • Thin liquidity (4 sales/12 mo · 146-unit project) — a slower, choppier exit and a softer price signal.
  • High quantum (typical unit ~$16,909,695) narrows the resale buyer pool.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$5,841 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$5,841 psf
Nearby projectsmedian $psf of projects within ~2.0 km$2,116 psf
HomeVestor fair range$4,091–$5,314 psf
≈ $11,843,445–$15,384,030 for a ~2,895 sqft unit

See the D1 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.0% target gross yield for a CCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Avoid zoneCurrent median $5,841 psf sits above the fair range — the risk/reward looks stretched at today’s pricing.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Prince Edward Road MRT Station · ~215 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameSKYWATERS RESIDENCES
Street NamePrince Edward Road
Property TypeCondominium
Tenure99 years leasehold
District / Planning AreaD1 / Downtown Core
CompletionUnder construction · TOP pending
Number of units146 units
Highest floor in the project57
DeveloperSHENTON RESIDENTIAL PROPERTY PTE LTD
Land Area (sqm)10,983
Master Plan Plot Ratio10.5

All transactions (6)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show
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