District 19 · Punggol · OCR
The Amore
Edgedale Plains · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,491
-3.7% vs district median
Gross yield
3.3%
median rent $4,000/mo
3-year gain
22.3%
Transactions · 5y
173
26 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,291.511m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+114% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts 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
Horizon Primary School 94m · Phase 2C 1.6× balloted · Greendale Primary School 336m · Phase 2C 0.2× · Edgefield Primary School 529m · Phase 2C 0.1× · Ymca Student Care Centre @ Oasis Primary School 578m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greendale Secondary School · 298m
Food
One Punggol Hawker Centre · 1.3km
Green
St Anne'S Wood Pg · 1.3km
Mall
Rivervale Mall · 1.2km
Health
Singhealth Polyclinics (Punggol Polyclinic) (polyclinic) · 379m
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 $1,450 psf - 5% above units on floors 1–5 ($1,382 psf).
Price trend average PSF by year
2021
$1,060
2022
$1,161
+9.5%
2023
$1,242
+7%
2024
$1,358
+9.3%
2025
$1,446
+6.5%
2026
$1,519
+5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,250/mo | $4.33 | 3.5% | 7 |
| 3BR | $4,000/mo | $4.21 | 3.4% | 32 |
| 4BR | $4,800/mo | $3.56 | 2.9% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,350,000 | 1,475 | $1,594 | 16-20 |
| May 2026 | $1,570,000 | 1,098 | $1,430 | 06-10 |
| May 2026 | $1,508,000 | 1,001 | $1,506 | 06-10 |
| May 2026 | $1,478,000 | 990 | $1,493 | 16-20 |
| Apr 2026 | $2,010,000 | 1,227 | $1,638 | 06-10 |
| Mar 2026 | $2,038,000 | 1,302 | $1,565 | 11-15 |
| Mar 2026 | $1,475,000 | 990 | $1,489 | 11-15 |
| Feb 2026 | $2,168,000 | 1,475 | $1,470 | 11-15 |
| Feb 2026 | $2,168,000 | 1,582 | $1,370 | 01-05 |
| Feb 2026 | $1,330,000 | 883 | $1,507 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Amore actually sell for - this project trades at 2.3× the nearest block’s PSF.