District 19 · Punggol · OCR
Ecopolitan
Punggol Walk · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,424
-8.0% vs district median
Gross yield
3.2%
median rent $4,175/mo
3-year gain
15.9%
Transactions · 5y
229
23 in last 12 months
Nearest MRT
Punggol Mrt Station · 749.733m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+104% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential30 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Leap Pte Ltd (Punggol Green Primary School) 189m · Punggol Green Primary School 189m · Phase 2C 2.0× balloted · Compassvale Primary School 665m · Phase 2C 1.2× balloted · Valour Primary School 782m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Compassvale Secondary School · 536m
Food
Anchorvale Village Hawker Centre · 1.1km
Green
St Anne'S Wood Pg · 1.2km
Mall
Rivervale Mall · 1.2km
Health
Sengkang Community Hospital (hospital) · 813m
Who lives in Punggol
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
174,450
Median age
36 yrs
61% under 40 · getting older
Children 0–9
31,490
▲ 49% since 2015 · future P1 demand
Household size
3.4 avg
Homes
87% HDB
13% condo · 0% landed
Degree holders
35%
residents 15+
Commute
58% transit
23% drive
45 min+ to work
41%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,341 psf - 3% above units on floors 1–5 ($1,302 psf).
Price trend average PSF by year
2021
$1,067
2022
$1,157
+8.4%
2023
$1,244
+7.5%
2024
$1,322
+6.3%
2025
$1,368
+3.5%
2026
$1,442
+5.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,100/mo | $3.90 | 3.3% | 74 |
| 4BR | $4,700/mo | $4.09 | 3.4% | 27 |
| 5BR | $6,000/mo | $3.87 | 3.3% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,420,000 | 1,528 | $1,583 | 01-05 |
| Jun 2026 | $1,608,000 | 1,055 | $1,524 | 11-15 |
| Jun 2026 | $1,293,000 | 893 | $1,447 | 06-10 |
| May 2026 | $1,683,000 | 1,281 | $1,314 | 16-20 |
| May 2026 | $1,650,000 | 1,216 | $1,357 | 01-05 |
| May 2026 | $1,630,000 | 1,098 | $1,485 | 06-10 |
| May 2026 | $1,610,000 | 1,141 | $1,411 | 01-05 |
| May 2026 | $1,540,000 | 1,055 | $1,460 | 16-20 |
| May 2026 | $1,430,000 | 1,098 | $1,302 | 01-05 |
| Feb 2026 | $2,300,000 | 1,528 | $1,505 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Ecopolitan actually sell for - this project trades at 2.1× the nearest block’s PSF.