District 19 · Punggol · OCR
Riverparc Residence
Punggol Drive · Executive Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,444
-6.7% vs district median
Gross yield
3.2%
median rent $4,000/mo
3-year gain
15.7%
Transactions · 5y
141
23 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,903.988m
NEL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+107% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential30 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Waterway Primary School 170m · Phase 2C 1.7× balloted · Horizon Primary School 533m · Phase 2C 1.6× balloted · Greendale Primary School 618m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greendale Secondary School · 680m
Food
One Punggol Hawker Centre · 1.9km
Green
Coney Island Park · 1.3km
Mall
Rivervale Mall · 1.6km
Health
Singhealth Polyclinics (Punggol Polyclinic) (polyclinic) · 776m
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 $1,454 psf - 5% above units on floors 1–5 ($1,390 psf).
Price trend average PSF by year
2021
$941
2022
$1,109
+17.9%
2023
$1,264
+14%
2024
$1,418
+12.2%
2025
$1,426
+0.6%
2026
$1,462
+2.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $4.24 | 3.5% | 8 |
| 3BR | $4,000/mo | $3.81 | 3.2% | 56 |
| 4BR | $5,000/mo | $3.70 | 3.1% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,780,000 | 1,227 | $1,451 | 06-10 |
| Jun 2026 | $1,750,000 | 1,227 | $1,426 | 06-10 |
| May 2026 | $2,018,888 | 1,345 | $1,500 | 11-15 |
| May 2026 | $1,833,800 | 1,227 | $1,494 | 11-15 |
| May 2026 | $1,630,000 | 1,076 | $1,514 | 11-15 |
| May 2026 | $1,550,000 | 1,076 | $1,440 | 01-05 |
| May 2026 | $1,468,000 | 990 | $1,482 | 11-15 |
| May 2026 | $1,415,000 | 990 | $1,429 | 01-05 |
| Mar 2026 | $2,320,000 | 1,485 | $1,562 | 11-15 |
| Mar 2026 | $1,428,000 | 990 | $1,442 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Riverparc Residence actually sell for - this project trades at 2.4× the nearest block’s PSF.