District 19 · Punggol · OCR
Watertown
Punggol Central · Apartment · 99 yrs lease commencing from 2011
Current PSF
$1,745
+12.7% vs district median
Gross yield
3.4%
median rent $3,250/mo
3-year gain
6.2%
Transactions · 5y
265
43 in last 12 months
Nearest MRT
Punggol Mrt Station · 96.33m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+150% premium
HDB median $697 psf
Area income
$9,500/mo median
commercial zone
En-bloc potential26 / 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
+0.1%
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
Punggol View Primary School 388m · Phase 2C 0.7× · Valour Primary School 390m · Phase 2C 1.5× balloted · Punggol Green Primary School 580m · Phase 2C 2.0× balloted · Learning Leap Pte Ltd (Punggol Green Primary School) 580m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Edgefield Secondary School · 595m
Food
One Punggol Hawker Centre · 477m
Green
Punggol Waterway Pk · 569m
Mall
Punggol Coast Mall · 1.4km
Health
Singhealth Polyclinics (Punggol Polyclinic) (polyclinic) · 1.3km
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 $1,688 psf - 3% above units on floors 1–5 ($1,635 psf).
Price trend average PSF by year
2021
$1,404
2022
$1,523
+8.5%
2023
$1,637
+7.5%
2024
$1,669
+2%
2025
$1,758
+5.3%
2026
$1,739
-1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $5.45 | 3.8% | 488 |
| 2BR | $3,800/mo | $4.47 | 3.1% | 241 |
| 3BR | $5,200/mo | $4.52 | 3.1% | 143 |
| 4BR | $6,000/mo | $4.44 | 3.1% | 43 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $960,000 | 603 | $1,593 | 06-10 |
| Jun 2026 | $1,620,000 | 915 | $1,771 | 11-15 |
| Jun 2026 | $970,000 | 603 | $1,609 | 11-15 |
| Jun 2026 | $950,000 | 570 | $1,665 | 11-15 |
| Jun 2026 | $930,000 | 603 | $1,543 | 06-10 |
| Jun 2026 | $900,000 | 560 | $1,608 | 06-10 |
| Jun 2026 | $900,000 | 581 | $1,548 | 06-10 |
| Jun 2026 | $870,000 | 527 | $1,650 | 06-10 |
| May 2026 | $1,185,000 | 603 | $1,966 | 01-05 |
| May 2026 | $948,888 | 603 | $1,574 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Watertown actually sell for - this project trades at 2.3× the nearest block’s PSF.