District 19 · Punggol · OCR
Waterwoods
Punggol Field Walk · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,502
-3.0% vs district median
Gross yield
3.8%
median rent $4,700/mo
3-year gain
19.6%
Transactions · 5y
109
13 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,903.555m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+116% 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Greendale Primary School 580m · Phase 2C 0.2× · Mee Toh School 585m · Phase 2C 1.3× balloted · Rivervale Primary School 905m · Phase 2C 1.2× balloted · Horizon Primary School 926m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greendale Secondary School · 638m
Green
St Anne'S Wood Pg · 971m
Mall
Rivervale Mall · 890m
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 $1,424 psf - 10% above units on floors 1–5 ($1,297 psf).
Price trend average PSF by year
2021
$1,010
2022
$1,126
+11.5%
2023
$1,253
+11.3%
2024
$1,328
+6%
2025
$1,450
+9.2%
2026
$1,499
+3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.71 | 3.8% | 14 |
| 3BR | $4,500/mo | $4.29 | 3.4% | 17 |
| 4BR | $5,500/mo | $4.40 | 3.5% | 17 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,550,000 | 1,636 | $1,559 | 11-15 |
| Jun 2026 | $1,930,000 | 1,281 | $1,507 | 11-15 |
| May 2026 | $2,508,888 | 1,668 | $1,504 | 06-10 |
| Apr 2026 | $2,000,000 | 1,281 | $1,561 | 11-15 |
| Mar 2026 | $1,860,000 | 1,281 | $1,452 | 06-10 |
| Feb 2026 | $2,500,000 | 1,668 | $1,498 | 11-15 |
| Feb 2026 | $1,908,888 | 1,281 | $1,490 | 11-15 |
| Feb 2026 | $1,895,000 | 1,281 | $1,479 | 06-10 |
| Feb 2026 | $1,850,000 | 1,281 | $1,444 | 01-05 |
| Nov 2025 | $1,633,888 | 1,033 | $1,581 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Waterwoods actually sell for - this project trades at 2.8× the nearest block’s PSF.