District 19 · Punggol · OCR
Flo Residence
Punggol Field Walk · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,446
-6.6% vs district median
Gross yield
3.6%
median rent $4,000/mo
3-year gain
19.3%
Transactions · 5y
130
11 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,900.312m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+108% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential29 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Greendale Primary School 478m · Phase 2C 0.2× · Mee Toh School 646m · Phase 2C 1.3× balloted · Horizon Primary School 787m · Phase 2C 1.6× balloted · Waterway Primary School 886m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greendale Secondary School · 554m
Green
St Anne'S Wood Pg · 1.1km
Mall
Rivervale Mall · 1.0km
Health
Singhealth Polyclinics (Punggol Polyclinic) (polyclinic) · 1.2km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,344 psf - 2% above units on floors 1–5 ($1,316 psf).
Price trend average PSF by year
2021
$976
2022
$1,124
+15.2%
2023
$1,243
+10.6%
2024
$1,272
+2.3%
2025
$1,416
+11.3%
2026
$1,483
+4.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.67 | 3.9% | 144 |
| 3BR | $4,050/mo | $3.86 | 3.2% | 241 |
| 4BR | $4,400/mo | $3.26 | 2.7% | 33 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,350,000 | 926 | $1,458 | 01-05 |
| Feb 2026 | $1,520,000 | 1,012 | $1,502 | 06-10 |
| Feb 2026 | $1,472,000 | 969 | $1,519 | 06-10 |
| Feb 2026 | $1,380,000 | 936 | $1,474 | 11-15 |
| Jan 2026 | $1,480,000 | 1,012 | $1,463 | 11-15 |
| Dec 2025 | $1,290,000 | 861 | $1,498 | 16-20 |
| Nov 2025 | $1,430,000 | 1,012 | $1,413 | 01-05 |
| Oct 2025 | $1,420,000 | 1,012 | $1,403 | 06-10 |
| Oct 2025 | $1,105,800 | 861 | $1,284 | 01-05 |
| Sept 2025 | $1,908,000 | 1,345 | $1,418 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Flo Residence actually sell for - this project trades at 2.3× the nearest block’s PSF.