District 19 · Punggol · OCR
River Isles
Edgedale Plains · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,537
-0.7% vs district median
Gross yield
3.1%
median rent $4,000/mo
3-year gain
23.8%
Transactions · 5y
157
26 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,445.081m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+121% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 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
-3.6%
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
Greendale Primary School 136m · Phase 2C 0.2× · Horizon Primary School 227m · Phase 2C 1.6× balloted · Mee Toh School 571m · Phase 2C 1.3× balloted · Edgefield Primary School 634m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greendale Secondary School · 153m
Food
One Punggol Hawker Centre · 1.5km
Green
St Anne'S Wood Pg · 1.2km
Mall
Rivervale Mall · 1.1km
Health
Singhealth Polyclinics (Punggol Polyclinic) (polyclinic) · 590m
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 $1,478 psf - 7% above units on floors 1–5 ($1,376 psf).
Price trend average PSF by year
2021
$1,045
2022
$1,126
+7.8%
2023
$1,242
+10.3%
2024
$1,366
+10%
2025
$1,481
+8.4%
2026
$1,538
+3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,100/mo | $4.13 | 3.2% | 56 |
| 3BR | $3,900/mo | $3.39 | 2.6% | 208 |
| 4BR | $4,500/mo | $3.60 | 2.8% | 52 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,250,000 | 1,475 | $1,526 | 01-05 |
| Jun 2026 | $2,100,000 | 1,442 | $1,456 | 01-05 |
| Jun 2026 | $1,200,000 | 753 | $1,593 | 06-10 |
| Jun 2026 | $720,000 | 441 | $1,631 | 11-15 |
| Apr 2026 | $2,280,000 | 1,496 | $1,524 | 16-20 |
| Apr 2026 | $1,935,000 | 1,227 | $1,577 | 11-15 |
| Mar 2026 | $2,038,000 | 1,227 | $1,661 | 16-20 |
| Feb 2026 | $2,300,000 | 1,475 | $1,560 | 11-15 |
| Feb 2026 | $1,650,000 | 1,184 | $1,394 | 01-05 |
| Feb 2026 | $1,650,000 | 1,066 | $1,548 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around River Isles actually sell for - this project trades at 2.6× the nearest block’s PSF.