Watten House Review: Will High Rental Demand Secure Strong Returns?

Units Sold


Overview Score


our consideration

Unit Mix & Size4.5
Price & Affordability3.5

Our Verdict

Watten House by UOL Group and Singapore Land presents a luxurious development in the prestigious neighborhood of Bukit Timah. With a focus on large unit sizes and exclusive features like private lifts, the project aims to cater to the affluent segment of the market. The variety of unit layouts, including spacious penthouses, offers options for different preferences. The design, while understated, exudes elegance and sophistication.

The location of Watten House adds to its allure, being close to reputable schools like Nanyang Primary and Raffles Girls Primary School. Tan Kah Kee MRT station is within walking distance, providing convenient access to transportation. Although the price point sets a new benchmark for the area, the development offers value for its target market of high-net-worth individuals.

Amenities within the vicinity, such as Coronation Plaza and Cluny Court, offer shopping and dining options, enhancing the overall lifestyle appeal of Watten House. The lush landscaping and thoughtful design elements contribute to a serene living environment. The presence of a 50m lap pool, gym, and function room adds to the recreational facilities available to residents.

In conclusion, Watten House stands out as a premium residential offering in Bukit Timah, combining luxury living with practicality and convenience. The development’s emphasis on spacious units, quality finishes, and proximity to essential amenities make it an attractive choice for discerning buyers seeking a prestigious address in a well-established neighborhood.

Main Takeaways:

  • Watten House by UOL offers luxurious living with large floor plates and exclusive penthouses.
  • The development boasts top-notch facilities, including private lifts, lush landscaping, and spacious units.
  • Located in the prestigious Bukit Timah area, Watten House caters to wealthy buyers seeking upscale living.
Watten House Watten house swimming pool freehold condo singapore scaled 1

Project Details:

Watten House, developed by UOL, is a prestigious condominium project situated in the esteemed Bukit Timah area. With large floor plates, exclusive penthouses, and top-notch facilities, this development aims to provide a luxurious living experience for its residents.

Project DetailsDescription
LocationShelford Road, Bukit Timah, District 11
DeveloperUnited Venture Development (Watten) Pte. Ltd. (Joint venture of UOL Group and Singapore Land Group)
ArchitectArchitects 61 Pte. Ltd.
Landscape ArchitectHenning Larsen (Previously known as Ramboll Studio Dreiseitl Singapore)
Interior DesignerIndex Design Pte. Ltd.
Main ContractorUnison Construction Pte. Ltd.
Site AreaApprox. 220,241 sqft / 20,461 sqm
Plot Ratio1.5
Total No. of Units180 residential units
No. of Storeys8 blocks of 5-storey residential flats
No. of Car Park Lots183 lots (inclusive of 4 EV lots and 3 accessible lots)
Expected Date of TOP30 June 2027
Expected Date of Legal Completion30 June 2030
Security24 Hours Security Guard

Floor Plans:

Watten House Watten House Facade View from Main Road

Watten House offers a range of spacious floor plans to cater to different needs and preferences. The units feature high ceilings, premium materials, and private lift access, enhancing the overall living experience.

Unit Mix:

The unit mix at Watten House is as follows:

Bedroom TypeUnit TypeNo. of UnitsArea in sqft (est.)
3 BedroomType C1, C220, 20990, 1163
3 Bedroom + StudyType CS1 to CS6601539
4 BedroomType D1, D2361851
5 BedroomType E1362368
6/7 Bedroom PenthouseType PH1, PH2, PH34, 43412, 4080

Site Plan:

Watten House Watten House SitePlan scaled wattenhouseuol.sg

Watten House stands as a premier freehold condominium development in the prestigious Bukit Timah enclave. Developed by the renowned UOL Group and Singapore Land Group, this project offers an unparalleled living experience with its strategic location, luxurious amenities, and diverse unit types.

Prime Location and Accessibility

Nestled in the heart of Bukit Timah, Watten House is conveniently situated near top educational institutions and the Tan Kah Kee MRT station. This makes it an ideal choice for families who prioritize both education and accessibility. The proximity to premier schools adds significant value, ensuring a seamless commute for students and professionals alike.

Diverse Unit Types for Every Family

The development comprises 180 residential units across eight blocks of five-storey buildings. Watten House caters to various family sizes and preferences, offering:

  • 3-Bedroom Apartments: Perfect for smaller families or couples seeking spacious living.
  • 4/5-Bedroom Units: Ideal for medium-sized families requiring extra space.
  • 6/7-Bedroom Penthouses: Luxurious options for larger families or those desiring premium living spaces.

Each unit is designed with modern aesthetics and functionality in mind, ensuring comfort and style in every corner.

Luxurious Amenities and Features

Residents of Watten House can enjoy a suite of high-end amenities that enhance their living experience. These include:

  • Swimming Pool: A serene pool area for relaxation and leisure.
  • Fitness Center: State-of-the-art gym facilities to maintain a healthy lifestyle.
  • Landscaped Gardens: Beautifully designed green spaces for a tranquil environment.
  • Clubhouse: A space for social gatherings and community activities.

Completion Timeline

The expected completion date for Watten House is June 2027, with legal completion anticipated by June 2030. This timeline ensures that prospective buyers have ample time to plan their move and make necessary arrangements.

Watten House

Urban Living with Impeccable Design

In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.

Watten House Condo Unit Floor Plans

Price Range & PSF:

  • Prices range from $10 million for some units.
  • Average PSF expected to be around $3,200.
  • Exclusive penthouses starting at $12 million.

Pricing Comparison with Nearby Condominiums:

Watten House

  • Price per Square Foot (PSF): Starts from $30xx PSF onwards

Nearby Condominiums

Watten Estate

  • Price per Square Foot (PSF): Approximately $2,400 – $2,600 PSF

Shelford Suites

  • Price per Square Foot (PSF): Approximately $2,200 – $2,500 PSF

Nineteen Shelford Road

  • Price per Square Foot (PSF): Approximately $1,800 – $2,200 PSF

The Shelford

  • Price per Square Foot (PSF): Approximately $1,900 – $2,300 PSF

Comparison Summary

CondominiumPrice per Square Foot (PSF)
Watten House$30xx PSF onwards
Watten Estate$2,400 – $2,600 PSF
Shelford Suites$2,200 – $2,500 PSF
Nineteen Shelford Road$1,800 – $2,200 PSF
The Shelford$1,900 – $2,300 PSF


  • Watten House is priced at a premium compared to nearby condominiums, starting from $30xx PSF. This higher price point can be attributed to its new development status, luxurious amenities, and prime location.
  • Watten Estate and Shelford Suites are slightly more affordable, with prices ranging from $2,200 to $2,600 PSF. These properties reflect their established status and possibly fewer modern amenities.
  • Nineteen Shelford Road and The Shelford offer the most competitive pricing, ranging from $1,800 to $2,300 PSF. This makes them attractive options for buyers looking for more affordable properties in the same vicinity.

This comparison highlights the premium nature of Watten House, positioning it as a high-end option in the Bukit Timah area.

Transport & Location:

Watten House shelford road freehold condo watten house location map singapore 1 1024x902 1

MRT Stations

  • Tan Kah Kee MRT (DT8): Approximately 7-10 minutes walk (0.54 km).
  • Botanic Gardens MRT (DT9, CC19): Approximately 15 minutes walk (0.85 km).
  • Farrer Road MRT (CC20): Approximately 1.31 km.
  • Sixth Avenue MRT (DT7): Approximately 1.57 km.


  • Public Transport: Watten House is conveniently connected via the Downtown Line, offering direct access to the city center and other parts of Singapore. Residents can enjoy a seamless commute to the Central Business District (CBD) and Orchard Road in about 20 minutes from Tan Kah Kee MRT station.
  • Driving: The development is easily accessible via major roads such as Bukit Timah Road and the Pan-Island Expressway (PIE), ensuring a smooth drive to various parts of Singapore.

Nearby Educational Institutions

  • Within 1km:
    • Nanyang Primary School
    • Raffles Girls’ Primary School
  • Within 2km:
    • Hwa Chong Institution
    • National Junior College
    • Nanyang Girls’ High School

Shopping and Lifestyle Amenities

  • Nearby Shopping Malls:
    • Coronation Shopping Plaza: 0.85 km
    • Bukit Timah Plaza
    • Beauty World Centre
    • The Rail Mall
    • Dempsey Hill
    • Cluny Court
    • KAP Mall
    • Raffles Holland V Mall

Recreational and Lifestyle Options

  • Singapore Botanic Gardens: Approximately 15 minutes walk.
  • Bukit Timah Nature Reserve
  • Rifle Range Nature Park
  • Rail Corridor

Watten House offers excellent transport connectivity, with close proximity to Tan Kah Kee MRT and other stations on the Downtown Line. Located in Bukit Timah, a prestigious residential area known for its top-tier educational institutions and lush greenery, Watten House ensures residents enjoy a variety of shopping, dining, and recreational options within a short distance, making it an ideal location for families and professionals alike.

Developer Reputation:

UOL, along with Singapore Land, is renowned for delivering high-quality developments. With a strong track record in the industry, the developer’s reputation adds to the allure of Watten House.

Investment Potential:

Watten House Condo offers an impressive investment opportunity, balancing high-end living with strategic advantages. This analysis dives into the pros and cons, key factors to consider, and potential future growth of this prestigious property.


1. Prime Location

  • Bukit Timah: Situated in the esteemed Bukit Timah area, Watten House benefits from its upscale residential environment, abundant greenery, and proximity to top-tier schools and amenities.
  • Transport Connectivity: Located within walking distance to Tan Kah Kee MRT station, this condo provides seamless access to various parts of Singapore.

2. Freehold Property

  • Value Retention: As a freehold property, Watten House tends to retain its value better than leasehold properties, making it a more secure long-term investment.

3. Reputable Developers

  • Quality Assurance: Developed by UOL Group and Singapore Land Group, both renowned for their high-quality developments, ensuring that Watten House is a well-built and desirable property.

4. Limited Supply

  • Scarcity: The limited supply of new developments in Bukit Timah can drive up demand and prices, offering strong capital appreciation potential.

5. High Rental Demand

  • Proximity to Schools: Being near prestigious schools, the condo is attractive to families, leading to high rental demand and yields.


1. High Initial Cost

  • Premium Pricing: Watten House starts at $30xx PSF, higher than many nearby older developments. This premium pricing could limit the pool of potential buyers or renters.

2. Competition from Future Developments

  • Turf City Development: The planned development of up to 20,000 homes in the nearby Turf City area could introduce competition and affect rental yields and property prices in the long term.

3. Market Volatility

  • Economic Factors: Broader economic conditions can influence property prices and rental yields, introducing uncertainty into the investment.

Key Factors to Consider

1. Price Appreciation

  • Historical Trends: Properties in Bukit Timah have consistently shown steady price appreciation due to their prime location and limited supply.
  • Future Developments: New amenities and public housing in Turf City could enhance the area’s attractiveness, potentially driving up property values.

2. Rental Yield

  • High Demand: The condo’s proximity to top schools and an MRT station makes it appealing to expatriate families and professionals, supporting strong rental demand.
  • Comparative Analysis: Despite Watten House’s higher PSF, its modern amenities and new construction could justify higher rental rates compared to older developments.

3. Comparative Analysis

  • Nearby Condos: Watten House is priced higher than nearby older condos like Shelford Suites and The Shelford, which range from $1,800 to $2,600 PSF. However, the premium reflects its new construction, luxurious amenities, and freehold status.

4. Future Growth

  • Turf City Development: The planned development of Turf City with new housing and amenities could enhance the overall appeal of Bukit Timah, potentially benefiting property values at Watten House.
  • Infrastructure Improvements: Ongoing and future infrastructure projects, including enhancements to public transport and amenities, can positively impact property values and rental demand.

upcoming Condos


Watten House presents a compelling investment opportunity due to its prime location, freehold status, and high-quality development. Potential investors should weigh the high initial cost against the potential for long-term capital appreciation and rental yields. Planned developments in Turf City and the overall growth of Bukit Timah could further enhance its investment potential.

Notify of
Inline Feedbacks
View all comments