District 19 · Punggol · OCR
Twin Waterfalls
Punggol Walk · Executive Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,523
-1.6% vs district median
Gross yield
3.1%
median rent $4,100/mo
3-year gain
18.7%
Transactions · 5y
195
43 in last 12 months
Nearest MRT
Punggol Mrt Station · 665.914m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+119% premium
HDB median $697 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Leap Pte Ltd (Punggol Green Primary School) 176m · Punggol Green Primary School 176m · Phase 2C 2.0× balloted · Valour Primary School 604m · Phase 2C 1.5× balloted · Compassvale Primary School 858m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yusof Ishak Secondary School · 537m
Food
One Punggol Hawker Centre · 1.1km
Green
Punggol Waterway Pk · 1.2km
Mall
Rivervale Mall · 1.4km
Health
Sengkang Community Hospital (hospital) · 912m
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 $1,420 psf - 4% above units on floors 1–5 ($1,371 psf).
Price trend average PSF by year
2021
$1,007
2022
$1,178
+17%
2023
$1,280
+8.7%
2024
$1,402
+9.5%
2025
$1,528
+9%
2026
$1,519
-0.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,000/mo | $3.81 | 3.0% | 187 |
| 4BR | $5,000/mo | $4.00 | 3.2% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,000,000 | 1,238 | $1,616 | 06-10 |
| Jun 2026 | $1,760,000 | 1,119 | $1,572 | 06-10 |
| Jun 2026 | $1,500,000 | 915 | $1,639 | 06-10 |
| May 2026 | $2,300,000 | 1,378 | $1,669 | 11-15 |
| May 2026 | $2,060,000 | 1,238 | $1,664 | 11-15 |
| May 2026 | $1,730,000 | 1,087 | $1,591 | 06-10 |
| May 2026 | $1,728,000 | 1,087 | $1,589 | 06-10 |
| May 2026 | $1,700,000 | 1,087 | $1,564 | 11-15 |
| May 2026 | $1,700,000 | 1,442 | $1,179 | 01-05 |
| May 2026 | $1,410,000 | 915 | $1,541 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Twin Waterfalls actually sell for - this project trades at 2.4× the nearest block’s PSF.