Watten House
A 180-unit freehold by UOL Group and Singapore Land on the former Watten Estate site in District 11. 102 units (57%) cleared on launch day in November 2023, and the project is effectively sold out by 2026.
The numbers, on one page.
- Developer
- UOL Group + Singapore Land (SingLand), 80:20 JV. Building entity: United Venture Development (Watten) Pte Ltd. The en-bloc tender was won by an 80:20 JV of United Venture Investments (a wholly-owned UOL subsidiary) and Singland Residential Development (wholly-owned by SingLand).Source: uol.com.sg launch release (80:20 JV); EdgeProp en-bloc report (UVI + Singland Residential Development tender vehicle); developer fact sheet / official project pages (building entity name)
- Tenure
- FreeholdSource: UOL launch release; EdgeProp; 99.co; all agree
- District / Region
- D11 (Bukit Timah / Watten Estate), Core Central RegionSource: EdgeProp (listed as Bukit Timah Condominium, CCR); 99.co; newlaunches.sg
- Address
- 36–50 Shelford Road, District 11 (multiple block addresses; postal 288437)
- Total units
- 180 (the site could have yielded up to ~286 units at the 100 sqm minimum average; UOL chose 180 large-format homes)Source: UOL; EdgeProp/Yahoo; EdgeProp en-bloc report (286 max yield); all agree on 180
- Built form
- 8 low-rise blocks of five storeys with pitched roofs; ceilings ~3.25 m in common areas; private lift from the 3-bedroom-plus-study unit type upwardSource: PropNex and newlaunches.sg (8 blocks, 5 storeys); Stacked Homes review (3.25 m ceilings; private lifts on all but the base 3BR)
- Architect
- Architects 61; landscape architecture by Henning LarsenSource: newlaunches.sg and EdgeProp/Yahoo (Architects 61); cos.sg and EdgeProp/Yahoo (Henning Larsen landscape)
- Land area / GFA
- ~220,241 sqft freehold site; gross plot ratio 1.4 (URA 2019 Masterplan)Source: EdgeProp en-bloc report; EdgeProp/Yahoo (220,241 sqft)
- Former site
- Watten Estate Condominium (104 units, built 1983); collective sale S$550.8m, won 28 Oct 2021 (~S$1,723 psf ppr incl. 8% bonus GFA, 10.2% above the S$500m reserve)Source: EdgeProp en-bloc report; corroborated by EdgeProp-syndicated Yahoo Finance reporting on the same filings
- Launch (private preview)
- 18 Nov 2023; 102 units (57%) sold launch day at avg ~S$3,230 psf; ~96% of launch-day buyers Singaporean/PR per UOLSource: uol.com.sg launch release; EdgeProp and Yahoo SG; all confirm 57%/102 units/~S$3,230 psf
- Official launch
- 2 Mar 2024; 74% (133 units) sold as at 16 Mar 2024 at avg ~S$3,250 psf; 85% (153 units) by 4 Nov 2024Source: EdgeProp (74%, 16 Mar 2024); PropertyGuru (74% since launch); EdgeProp/Yahoo (85%, 4 Nov 2024)
- Penthouses
- 8 double-storey sky-villa penthouses (6–7 BR, 3,412–4,080 sqft). 3 sold launch day; 7 of 8 by Mar 2024; all 8 by Nov 2024 at S$11.745m–S$14.496m (S$3,440–S$3,550 psf)Source: UOL (3 launch day, 8 total); EdgeProp 74% report (7 of 8 by Mar 2024); EdgeProp/Yahoo (all 8 by Nov 2024); Stacked Homes (4,080 sqft largest)
- Resale PSF (last 12 months)
- ~S$3,118 – S$3,386 psf, avg ~S$3,265 psf (EdgeProp, from URA caveats); listing asks run higher (seller-side aspiration on portals)Source: EdgeProp condo transaction data (URA caveats, primary source); PropertyGuru corroborates direction via active-listing asks (listing-side only)
- Estimated TOP
- ~2027 (developer-marketed; listings specify June 2027). Estimated TOP is not legal completion or vacant possession.Source: Stacked Homes (Est. 2027); newlaunches.sg and PropNex (Jun 2027); agree on the year
- Current status
- Effectively sold out (resale-only market as of Jun 2026)Source: 85% sold by Nov 2024 (EdgeProp/Yahoo); no developer inventory shown on aggregators; resale-only transaction flow, Jun 2026
- Recognition
- EdgeProp Singapore Excellence Awards 2024; Top Luxury Development and Top Selling Project (CCR); UOL was named one of the year's Top DevelopersSource: EdgeProp/Yahoo (EPEA 2024); EdgeProp (UOL Top Developer 2024)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 16 Jun 2026.
The freehold launch that proved big-quantum CCR still sells.
Watten House proved a thesis the 2023 market was unsure about: that a large-format, freehold, big-quantum product in a Good Class Bungalow belt could clear at scale even with cooling measures and high rates in force. UOL and SingLand sold 102 of 180 units (57%) on the 18 November 2023 private preview day at an average of about S$3,230 psf, and the developer reported that roughly 96% of those launch-day buyers were Singaporeans and PRs. That is no foreign-demand crutch, in the year the additional buyer's stamp duty for foreigners doubled to 60%. The deeper signal is product. Every unit is three bedrooms and up, with no one- or two-bedroom shoebox stock to pad the count, so a 57% launch-day result came from genuine multi-generational and right-sizing demand rather than investor churn. The take-up kept building: 74% (133 units) by 16 March 2024 and 85% (153 units, including all eight penthouses) by 4 November 2024. For a buyer reading this in 2026, Watten House is the reference for what a freehold D11 large-format launch looks like when it works, and the EdgeProp resale data since (about S$3,118–S$3,386 psf over the last 12 months) shows launch pricing has held.
Launched ~S$3,230 psf; resale ~S$3,265 psf today.
Two numbers anchor Watten House. The launch number is dated and historical: 102 units sold on 18 November 2023 at an average of about S$3,230 psf, rising to roughly S$3,250 psf by the time it was 74% sold (133 units) as at 16 March 2024. The penthouses transacted higher, at S$3,440 to S$3,550 psf, or S$11.745m to S$14.496m absolute. By 4 November 2024 the project was 85% sold (153 units), including all eight penthouses. The second number is current: EdgeProp's transaction data over the trailing twelve months shows Watten House changing hands at roughly S$3,118 to S$3,386 psf, averaging about S$3,265 psf, drawn from URA caveats. The practical read is that because Watten House is freehold, there is no lease-decay drag, and resale pricing has effectively tracked sideways-to-slightly-up against the launch average. Buyers who came in at S$3,230 psf are at or marginally above water two years on, before financing costs. There is no live developer price list to quote: the project is effectively sold out as of June 2026, so any purchase now is a resale transaction at prevailing caveat levels, not a showflat booking. Active agency listings on portals quote higher asks, but those reflect seller aspirations rather than transacted caveats. Anyone shown a "balance units" price list should treat it as a resale or agency listing, not developer inventory.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Watten Housesubject | D11 · Bukit Timah | 180 | Freehold | TOP ~2027 | ~S$3,230 launch · ~S$3,265 resale |
| Watten House (subject) | D11 | 180 | Freehold | TOP ~2027 | Launch avg ~S$3,230 psf (Nov 2023); resale ~S$3,118–S$3,386 psf, avg ~S$3,265 (EdgeProp, last 12 mo) |
| Klimt Cairnhill | D9 | 138 | Freehold | Completed 2025 | Recent caveats roughly S$3,100–S$3,800 psf; final units offered from ~S$3,435 psf (Low Keng Huat; EdgeProp) |
| Perfect Ten | D10 | 230 | Freehold | Launched 2021 (Bukit Timah Rd); completing | ~S$3,100–S$3,700 psf range (Japura Development / CK Asset; PropertyGuru/SRX) |
| Pinetree Hill | D21 | 520 | 99-year leasehold | Launched 2023; TOP ~2027 | From ~S$2,236 psf at launch (UOL/SingLand 80:20 JV; EdgeProp) |
Launch and resale figures are EdgeProp/URA-reported. Comparables are recent CCR/prime freehold launches; Watten House's large-format, no-shoebox mix is the differentiator.
Big-format only — no shoeboxes.
Every Watten House home is three bedrooms or larger: 40 standard 3-bedders, 60 3-bedroom-plus-study with private lift, 36 four-bedders, 36 five-bedders and eight double-storey sky-villa penthouses — 180 units, none of them one- or two-bedroom investor stock. The mix sums to exactly 180.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 3-Bedroom | 40 | 990 – 1,163 | Launch ~S$3,200+ psf; the 3BR (without private lift) sold out early |
| 3-Bedroom + Study (with private lift) | 60 | 1,539 | Resale ~S$3,100–S$3,400 psf (EdgeProp caveats) |
| 4-Bedroom (with private lift) | 36 | 1,851 | Large-quantum; majority taken up by Mar 2024 |
| 5-Bedroom (with private lift) | 36 | 2,368 | ~20% of total stock; high quantum |
| Penthouse (6–7 BR, double-storey sky villa) | 8 | 3,412 – 4,080 | S$11.745m – S$14.496m (S$3,440 – S$3,550 psf); all 8 sold by Nov 2024 |
Sizes and launch quanta from UOL/SingLand's launch release and EdgeProp/URA caveats; all eight penthouses sold by November 2024.
36 Shelford Road — inside the Watten Estate GCB belt.
Watten House sits at 36–50 Shelford Road, off Dunearn Road in the Watten Estate / Bukit Timah pocket of District 11, one of the few new-build addresses embedded directly inside an established Good Class Bungalow and landed enclave rather than on its edge. The trade-off here is classic Bukit Timah: a quiet, low-rise, leafy setting with a strong school catchment, served by the Downtown Line rather than the Orchard rail corridor. The nearest station, Tan Kah Kee (DT8), is a roughly six-to-eight-minute walk, with Botanic Gardens (DT9 / CC19) and Stevens (DT10 / TE11) a short ride or drive further along the line; the address also leans car-friendly, with the PIE and central expressways quickly reached and Orchard Road a short drive away. What the address buys is the school belt: Nanyang Primary and Raffles Girls' Primary are nearby, with Hwa Chong Institution, Nanyang Girls' High and National Junior College in the broader vicinity. The Singapore Botanic Gardens (a UNESCO World Heritage Site) and the Bukit Timah green corridor anchor the recreation side. This is a location chosen for the catchment and the calm, on the Downtown Line rather than a high-frequency interchange.
Botanic Gardens nearby, marquee schools all around.
Watten House sits in the Watten Estate Good Class Bungalow belt, a short distance from the Singapore Botanic Gardens (a UNESCO World Heritage Site), inside the wider catchment of brand-name schools — Nanyang Primary, Raffles Girls' Primary, Hwa Chong and Nanyang Girls' — and a few minutes from the Downtown Line at Tan Kah Kee. Retail is the low-key Bukit Timah cluster of Coronation Plaza, Cluny Court and Serene Centre rather than a mega-mall.
- Nanyang Primary School~1.0 km · within 1 km tier
- Raffles Girls' Primary School~0.5 km · within 1 km tier
- Hwa Chong Institution~0.7 km
- Nanyang Girls' High School~1.0 km
- National Junior College~0.8 km
- Tan Kah Kee MRT (DT8)~600 m (≈6–8 min walk)
- Botanic Gardens MRT (DT9 / CC19)~0.9 km
- Stevens MRT (DT10 / TE11)~1.9 km
- Coronation Shopping Plaza~0.6 km
- Cluny Court~0.8 km
- Serene Centre~0.8 km
- Singapore Botanic Gardens~1.3 km
- Bukit Timah Nature Reserve~4.6 km
A freehold GCB-belt hold for the long term.
Watten House is a tenure-and-location buy at a full price — and, as of 2026, a resale-only one. Here's who it fits.
Freehold scarcity in a GCB belt.
Freehold, large-format, GCB-belt D11 product with a proven launch and a resale market that has held: EdgeProp shows roughly S$3,118–S$3,386 psf over the last 12 months versus a ~S$3,230 psf launch average, so no capital erosion and zero lease decay. The scarcity case is real, with only 180 units, all 3BR-and-up, inside a low-rise enclave that cannot be easily replicated. The honest caveat: large quantum (most units run S$3m–S$8m and up) means a thin, slow-moving rental and resale pool, and gross yields on a S$3,200+ psf freehold are structurally modest. This is a capital-preservation and scarcity play, not a yield play.
Large-format multi-gen families.
This is the stronger case. Watten House was built for owner-occupiers and right-sizers: every unit is three bedrooms or larger, ceilings run a generous ~3.25 m, units from the 3BR+study up come with private lifts, and the eight penthouses are double-storey sky villas. Sitting inside the Bukit Timah school belt with Botanic Gardens nearby, in a quiet low-rise freehold setting, it suits multi-generational families and those moving out of landed homes who want lock-up-and-leave without giving up space. The roughly 95–96% Singaporean/PR launch buyer profile (developer-reported) reflects exactly this owner-occupier demand.
Yield-first and entry-budget buyers.
Steer away if you need an Orchard-corridor interchange at the door, a small entry quantum, or rental yield. There are no one- or two-bedroom units, the minimum quantum is high, and the site leans car-friendly with Downtown Line access rather than a major interchange. Yield-focused investors and first-time buyers on a tight budget are not the audience. And because it is effectively sold out, there is no developer pricing or showflat to negotiate: entry now is resale-only at prevailing caveat levels.
What the brochure won't tell you.
Sold out, not selling: by June 2026 there is no developer inventory. Any 'balance units price list' you are shown is a resale or agency listing, not a showflat booking.
Launch take-up was genuinely strong and Singaporean-led: 102 of 180 units (57%) on day one, with the developer reporting ~95–96% of buyers Singaporeans and PRs. Not a foreign-money or investor-churn launch.
Freehold pricing has held: launch ~S$3,230 psf versus resale ~S$3,118–S$3,386 psf (avg ~S$3,265) over the last 12 months. Broadly flat to marginally up, before financing costs.
Large-quantum only: every unit is 3BR+, most cost S$3m–S$8m and up, with eight penthouses to S$14.496m. The resale and rental pools are small and slow by design.
Listing asks run above transacted prices: portals show active asks well above the URA-caveat band. Anchor on caveats, not asks.
Location is catchment-and-calm on the Downtown Line: Nanyang Primary and Raffles Girls' Primary are nearby, and Tan Kah Kee MRT (DT8) is a ~6–8 minute walk, but it's the Downtown Line, not an Orchard-corridor interchange.
Penthouse count is firmly 8 (UOL, EdgeProp, Stacked Homes); the largest units are the 3,412–4,080 sqft double-storey sky villas.
Resale, rental and the lease-free case.
Watten House is effectively sold out on developer stock as of June 2026; any purchase now is a resale at prevailing caveat levels (~S$3,118-S$3,386 psf over the last 12 months). We'll share current resale and rental availability and the freehold position — tell us the bedroom count and budget you're working with.
What buyers keep asking.
- Is Watten House sold out? +
- Watten House is effectively sold out as of June 2026, with no developer inventory left, so any purchase now is a resale transaction. It sold 57% (102 of 180 units) on its 18 November 2023 launch day, reached 74% by 16 March 2024, and 85% (153 units, including all eight penthouses) by 4 November 2024. A 'balance units' price list is a resale or agency listing.
- How many units did Watten House sell at launch? +
- Watten House sold 102 of its 180 units (57%) on its 18 November 2023 private preview day, at an average of about S$3,230 psf. By 16 March 2024 it reached 74% (133 units) at roughly S$3,250 psf, and 85% (153 units) by 4 November 2024. The developer reported about 95–96% of buyers were Singaporeans and PRs.
- Who is the developer of Watten House? +
- Watten House is developed by UOL Group and Singapore Land (SingLand) in an 80:20 joint venture, through the building entity United Venture Development (Watten) Pte Ltd. The two are also behind Pinetree Hill and Upperhouse at Orchard Boulevard. UOL was named one of EdgeProp's Top Developers in 2024, the year Watten House won Top Luxury Development.
- How many penthouses does Watten House have, and how large are they? +
- Watten House has exactly 8 penthouses, consistent across UOL's launch release, EdgeProp and Stacked Homes. They are double-storey 6- to 7-bedroom sky villas of 3,412 to 4,080 sqft, the largest units in the project. Three sold on launch day, seven of eight by March 2024, and all eight by November 2024, at S$11.745m–S$14.496m (S$3,440–S$3,550 psf).
- What is the resale price of Watten House in 2026? +
- Watten House resale prices over the trailing twelve months (as of June 2026) run from about S$3,118 to S$3,386 psf, averaging roughly S$3,265 psf, per EdgeProp transaction data drawn from URA caveats. Active agency asks on portals run higher. Because it is freehold there is no lease decay, and resale pricing has held broadly flat to slightly up against the ~S$3,230 psf launch average.
- Is Watten House freehold? +
- Yes, Watten House is freehold, confirmed by the UOL launch release, EdgeProp and 99.co. It sits on the former 104-unit Watten Estate Condominium site, which UOL and SingLand acquired through a collective sale for S$550.8 million, won at tender on 28 October 2021. The freehold tenure means no lease decay, which is part of why resale pricing has held near launch levels.
- When will Watten House be completed (TOP)? +
- Watten House has an estimated TOP of around 2027, the developer-marketed timeline, with listings (such as newlaunches.sg and PropNex) specifying June 2027. As with any estimated TOP, this is the expected handover, not legal completion or vacant possession, which can fall later. Buyers should confirm the latest projected handover date in the sale documents.
- What unit types does Watten House offer? +
- Watten House has only large-format homes, with no one- or two-bedroom units. The mix is 40 three-bedroom (990–1,163 sqft), 60 three-bedroom + study (1,539 sqft), 36 four-bedroom (1,851 sqft), 36 five-bedroom (2,368 sqft), and 8 double-storey 6–7-bedroom penthouses (3,412–4,080 sqft). Ceilings run about 3.25 m, and units from the 3BR+study up include a private lift.
- Which schools are near Watten House? +
- Watten House sits inside the Bukit Timah / Watten Estate school belt in District 11. Nanyang Primary School and Raffles Girls' Primary School are nearby, with Hwa Chong Institution, Nanyang Girls' High and National Junior College in the broader vicinity.
Why the launch worked.
102 of 180 units on launch day at ~S$3,230 psf, with ~96% going to Singaporeans and PRs in the year foreigner ABSD doubled to 60%. Here's the read.
Effectively sold out as of June 2026 — 57% (102 units) cleared on the 18 November 2023 launch day, 74% by March 2024 and 85% (all eight penthouses included) by November 2024; the project now trades resale-only at ~S$3,265 psf.
Ask about resale availability →- 01Real scarcity in a GCB beltA freehold site of only 180 units embedded directly inside the Watten Estate Good Class Bungalow and landed enclave is close to non-replicable. UOL could have built up to around 286 units but chose 180 large-format homes instead, so buyers were paying for a low-rise freehold address in a pocket where new condos almost never appear, scarcity the resale market has since validated at roughly S$3,118–S$3,386 psf.
- 02Large-format product with no shoebox paddingEvery unit is three bedrooms or larger, with ceilings of about 3.25 m, private lifts from the 3BR+study up, and eight double-storey sky-villa penthouses. The 57% launch-day result came from genuine owner-occupier and multi-generational demand rather than investor churn, because there were no small-quantum units to inflate the count.
- 03Singaporean-led demand, no foreign crutchThe developer reported about 95–96% of buyers were Singaporeans and PRs, in the very year the foreigner ABSD doubled to 60%. The take-up showed domestic right-sizing and family demand could carry a high-quantum freehold launch on its own.
- 04Credible developer and timingUOL and SingLand's 80:20 JV had the balance sheet to price for sell-through rather than fire-sale, and the launch was well-timed against thin CCR new supply. Watten House went on to win EdgeProp's 2024 Top Luxury Development and Top Selling Project (CCR), and its take-up built steadily from 57% on day one to 85% by November 2024.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.