Property

Watertown

Apartment · Punggol Central · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Punggol Central, District 19
Region
Outside Central Region
Kind of home
Apartment
Tenure
99-year leasehold from 2011About 84 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 15 storeysthe highest floor band sold
Homes recorded
527 to 1,550 sq ft255 sales, 0 of them at launch
47 other projects within 4 km
  • A Treasure Trove0.2 km
  • 0.4 km
  • 0.6 km
  • 0.7 km
  • 0.8 km
  • 0.9 km
  • 0.9 km
  • 1.4 km
  • 1.4 km
  • 1.5 km
  • 1.5 km
  • Bellewaters1.5 km
  • 1.6 km
  • 1.7 km
  • The Terrace1.7 km
  • 1.8 km
  • 1.9 km
  • 2.1 km
  • 2.1 km
  • 2.1 km
  • 2.1 km
  • Rivercove Residences2.5 km
  • 2.7 km
  • 2.7 km
  • 2.8 km
  • 2.8 km
  • 2.9 km
  • 2.9 km
  • 2.9 km
  • 2.9 km
  • Sengkang Grand Residences2.9 km
  • 3.0 km
  • 3.0 km
  • Jewel @ Buangkok3.0 km
  • 3.2 km
  • 3.2 km
  • High Park Residences3.3 km
  • 3.4 km
  • 3.4 km
  • 3.4 km
  • 3.4 km
  • 3.6 km
  • 3.6 km
  • 3.7 km
  • Kingsford Waterbay3.7 km
  • Riverfront Residences3.8 km
  • The Topiary4.0 km

Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

255 recorded sales, Sep 2021 to Sep 2026, beside apartments and condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 250 of the 255 sales from this project's own contracts, 5 from contracts for that size in the district.

Watertownapartments and condominiums in district 19cooling measure
Median price per square foot by quarter: Watertown and apartments and condominiums in district 1901,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherWatertown$1,592.63 psfDistrict 19$1,730.56 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

255 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $908,000.001 bed · 581.3 sq ft · floor 6–10 · Sep 2026
    $1,562.15 psf
  • $1,360,000.002 bed · 807.3 sq ft · floor 6–10 · Sep 2026
    $1,684.64 psf
  • $904,888.001 bed · 581.3 sq ft · floor 1–5 · Sep 2026
    $1,556.79 psf
  • $3,028,888.004 bed · 1,356.3 sq ft · floor 6–10 · Aug 2026
    $2,233.28 psf
  • $930,000.001 bed · 581.3 sq ft · floor 1–5 · Jul 2026
    $1,600.00 psf
  • $950,000.001 bed · 602.8 sq ft · floor 11–15 · Jul 2026
    $1,576.04 psf
  • $960,000.001 bed · 602.8 sq ft · floor 6–10 · Jul 2026
    $1,592.63 psf
  • $930,000.001 bed · 602.8 sq ft · floor 6–10 · Jun 2026
    $1,542.86 psf
  • $950,000.001 bed · 570.5 sq ft · floor 11–15 · Jun 2026
    $1,665.24 psf
  • $870,000.001 bed · 527.4 sq ft · floor 6–10 · Jun 2026
    $1,649.50 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes162 recorded sales

Investor

Good fit · High confidence
73/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+5.4
Resale26 resales a year, more than 97% of similar homes+4.2
RentalGross yield 4.0%, against 4.1% for similar homes+4.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 22.7 = 73
  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Resalescore 80/100 · weight 14% · +4.2 pts
    Frequency
    26.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $943,444 (p56 of 1-bedroom homes nationally)
    44
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Rentalscore 70/100 · weight 20% · +4.1 pts
    Yield
    gross yield 4.0% against a peer median of 4.1%
    64
    Demand
    173 contracts over 4 quarters to 2026-06-30, 48 in the latest
    81
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 11 comparables within 2 km+0.2
Amenities8 of 13 measured amenities within a 10-min walk+1.0
SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Unit1 bedrooms, median 581 sq ft+2.6
Lease99-year lease from 2011, about 84 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.4

Young family

Moderate fit · High confidence
69/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+8.4
Location4 min walk to Punggol MRT Station (NE17)+6.8
Amenities8 of 13 measured amenities within a 10-min walk+2.3

What holds it back

Unit1 bedrooms, median 581 sq ft; a weaker fit for this buyer-2.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.8 = 69
  • Schoolsscore 92/100 · weight 20% · +8.4 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 15% · +6.8 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 18% · +2.3 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 38/100 · weight 20% · -2.5 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 581 sq ft over 162 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 11 comparables within 2 km+0.1
Lease99-year lease from 2011, about 84 years left+1.5
Resale26 resales a year, more than 97% of similar homes+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Moderate fit · High confidence
64/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+6.1
Location4 min walk to Punggol MRT Station (NE17)+5.4
Amenities8 of 13 measured amenities within a 10-min walk+1.9

What holds it back

Unit1 bedrooms, median 581 sq ft; a weaker fit for this buyer-4.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 13.6 = 64
  • Schoolsscore 91/100 · weight 15% · +6.1 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 15% · +1.9 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 32/100 · weight 25% · -4.6 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 581 sq ft over 162 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 11 comparables within 2 km+0.1
Lease99-year lease from 2011, about 84 years left+1.5
Resale26 resales a year, more than 97% of similar homes+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.6

Downsizer

Moderate fit · High confidence
67/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+9.0
Amenities8 of 13 measured amenities within a 10-min walk+2.6
Resale26 resales a year, more than 97% of similar homes+2.1

What holds it back

Unit1 bedrooms, median 581 sq ft; a weaker fit for this buyer-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.2 = 67
  • Locationscore 95/100 · weight 20% · +9.0 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 20% · +2.6 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Resalescore 80/100 · weight 7% · +2.1 pts
    Frequency
    26.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $943,444 (p56 of 1-bedroom homes nationally)
    44
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Unitscore 47/100 · weight 15% · -0.4 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 581 sq ft over 162 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 11 comparables within 2 km+0.2
SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Lease99-year lease from 2011, about 84 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.1

2-bedroom homes41 recorded sales

Investor

Good fit · Medium confidence
71/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+5.4
RentalGross yield 3.4%, against 3.2% for similar homes+4.9
Resale5 resales a year, more than 81% of similar homes+3.6

What holds it back

ValueRecorded prices 7% above 27 comparables within 2 km-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 21.1 = 71
  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Rentalscore 75/100 · weight 20% · +4.9 pts
    Yield
    gross yield 3.4% against a peer median of 3.2%
    76
    Demand
    49 contracts over 4 quarters to 2026-06-30, 21 in the latest
    72
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 76/100 · weight 14% · +3.6 pts
    Frequency
    5.0 resales a year over 12 months (p82 nationally)
    82
    Buyer pool
    Not measured
    Quantum
    median resale $1,430,000 (p44 of 2-bedroom homes nationally)
    56
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Valuescore 48/100 · weight 20% · -0.4 pts

    recorded prices 7% above 27 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 27, floor on 27)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities8 of 13 measured amenities within a 10-min walk+1.0
SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Unit2 bedrooms, median 807 sq ft+1.3
Lease99-year lease from 2011, about 84 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.4

Young family

Good fit · Medium confidence
70/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+8.4
Location4 min walk to Punggol MRT Station (NE17)+6.8
Amenities8 of 13 measured amenities within a 10-min walk+2.3

What holds it back

Unit2 bedrooms, median 807 sq ft; a weaker fit for this buyer-0.8
ValueRecorded prices 7% above 27 comparables within 2 km-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.8 = 70
  • Schoolsscore 92/100 · weight 20% · +8.4 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 15% · +6.8 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 18% · +2.3 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 46/100 · weight 20% · -0.8 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 807 sq ft over 41 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Valuescore 48/100 · weight 12% · -0.2 pts

    recorded prices 7% above 27 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 27, floor on 27)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2011, about 84 years left+1.5
Resale5 resales a year, more than 81% of similar homes+1.3
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Moderate fit · Medium confidence
61/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+6.1
Location4 min walk to Punggol MRT Station (NE17)+5.4
Amenities8 of 13 measured amenities within a 10-min walk+1.9

What holds it back

Unit2 bedrooms, median 807 sq ft; a weaker fit for this buyer-7.0
ValueRecorded prices 7% above 27 comparables within 2 km-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.6 = 61
  • Schoolsscore 91/100 · weight 15% · +6.1 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 15% · +1.9 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 22/100 · weight 25% · -7.0 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 807 sq ft over 41 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Valuescore 48/100 · weight 10% · -0.2 pts

    recorded prices 7% above 27 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 27, floor on 27)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2011, about 84 years left+1.5
Resale5 resales a year, more than 81% of similar homes+1.3
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.6

Downsizer

Good fit · Medium confidence
72/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+9.0
Unit2 bedrooms, median 807 sq ft+5.6
Amenities8 of 13 measured amenities within a 10-min walk+2.6

What holds it back

ValueRecorded prices 7% above 27 comparables within 2 km-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 22.4 = 72
  • Locationscore 95/100 · weight 20% · +9.0 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 87/100 · weight 15% · +5.6 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 0%)
    Size
    median 807 sq ft over 41 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 63/100 · weight 20% · +2.6 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 48/100 · weight 15% · -0.3 pts

    recorded prices 7% above 27 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 27, floor on 27)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Lease99-year lease from 2011, about 84 years left+1.5
Resale5 resales a year, more than 81% of similar homes+1.8
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.1

3-bedroom homes35 recorded sales

Investor

Moderate fit · High confidence
61/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+5.4
RentalGross yield 2.8%, against 2.8% for similar homes+4.5
Resale6 resales a year, more than 83% of similar homes+2.5

What holds it back

ValueRecorded prices 26% above 140 comparables within 2 km-8.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.7 = 61
  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Rentalscore 72/100 · weight 20% · +4.5 pts
    Yield
    gross yield 2.8% against a peer median of 2.8%
    68
    Demand
    30 contracts over 4 quarters to 2026-06-30, 6 in the latest
    79
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 68/100 · weight 14% · +2.5 pts
    Frequency
    6.5 resales a year over 24 months (p84 nationally)
    84
    Buyer pool
    Not measured
    Quantum
    median resale $2,290,000 (p58 of 3-bedroom homes nationally)
    42
    Competing supply
    Not measured
    Activity
    last resale 8 months ago
    70

    transactions, 2026-10-04

  • Valuescore 10/100 · weight 20% · -8.0 pts

    recorded prices 26% above 140 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 140, floor on 140)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities8 of 13 measured amenities within a 10-min walk+1.0
SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Unit3 bedrooms, median 1,130 sq ft+0.2
Lease99-year lease from 2011, about 84 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.4

Young family

Moderate fit · High confidence
69/100

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+8.4
Location4 min walk to Punggol MRT Station (NE17)+6.8
Unit3 bedrooms, median 1,130 sq ft+3.5

What holds it back

ValueRecorded prices 26% above 140 comparables within 2 km-4.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.2 = 69
  • Schoolsscore 92/100 · weight 20% · +8.4 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 15% · +6.8 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 68/100 · weight 20% · +3.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 1,130 sq ft over 35 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Valuescore 10/100 · weight 12% · -4.8 pts

    recorded prices 26% above 140 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 140, floor on 140)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities8 of 13 measured amenities within a 10-min walk+2.3
Lease99-year lease from 2011, about 84 years left+1.5
Resale6 resales a year, more than 83% of similar homes+0.9
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Moderate fit · High confidence
60/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+6.1
Location4 min walk to Punggol MRT Station (NE17)+5.4
Amenities8 of 13 measured amenities within a 10-min walk+1.9

What holds it back

ValueRecorded prices 26% above 140 comparables within 2 km-4.0
Unit3 bedrooms, median 1,130 sq ft; a weaker fit for this buyer-3.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.6 = 60
  • Schoolsscore 91/100 · weight 15% · +6.1 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 15% · +1.9 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 10/100 · weight 10% · -4.0 pts

    recorded prices 26% above 140 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 140, floor on 140)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 35/100 · weight 25% · -3.9 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 1,130 sq ft over 35 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2011, about 84 years left+1.5
Resale6 resales a year, more than 83% of similar homes+0.9
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.6

Downsizer

Moderate fit · High confidence
65/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+9.0
Unit3 bedrooms, median 1,130 sq ft+4.6
Amenities8 of 13 measured amenities within a 10-min walk+2.6

What holds it back

ValueRecorded prices 26% above 140 comparables within 2 km-6.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.2 = 65
  • Locationscore 95/100 · weight 20% · +9.0 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 80/100 · weight 15% · +4.6 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 1,130 sq ft over 35 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 63/100 · weight 20% · +2.6 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 10/100 · weight 15% · -6.0 pts

    recorded prices 26% above 140 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 140, floor on 140)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Lease99-year lease from 2011, about 84 years left+1.5
Resale6 resales a year, more than 83% of similar homes+1.2
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.1

4-bedroom homes17 recorded sales

Investor

Limited fit · Medium confidence
59/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+5.4
Resale4 resales a year, more than 87% of similar homes+3.8
RentalGross yield 2.8%, against 2.8% for similar homes+2.5

What holds it back

ValueRecorded prices 29% above 37 comparables within 2 km-8.0
Unit4 bedrooms, median 1,356 sq ft; a weaker fit for this buyer-1.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.5 = 59
  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Resalescore 77/100 · weight 14% · +3.8 pts
    Frequency
    4.0 resales a year over 24 months (p88 nationally)
    88
    Buyer pool
    Not measured
    Quantum
    median resale $2,870,000 (p50 of 4-bedroom homes nationally)
    50
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Rentalscore 62/100 · weight 20% · +2.5 pts
    Yield
    gross yield 2.8% against a peer median of 2.8%
    67
    Demand
    5 contracts over 4 quarters to 2026-06-30, 1 in the latest
    55
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Valuescore 10/100 · weight 20% · -8.0 pts

    recorded prices 29% above 37 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 37, floor on 37)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 34/100 · weight 8% · -1.2 pts
    Bedrooms
    4 bedrooms (project basis, runner-up band 35%)
    Size
    median 1,356 sq ft over 17 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities8 of 13 measured amenities within a 10-min walk+1.0
SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Lease99-year lease from 2011, about 84 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.4

Young family

Moderate fit · Medium confidence
68/100

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+8.4
Location4 min walk to Punggol MRT Station (NE17)+6.8
Amenities8 of 13 measured amenities within a 10-min walk+2.3

What holds it back

ValueRecorded prices 29% above 37 comparables within 2 km-4.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.8 = 68
  • Schoolsscore 92/100 · weight 20% · +8.4 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 15% · +6.8 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 18% · +2.3 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 10/100 · weight 12% · -4.8 pts

    recorded prices 29% above 37 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 37, floor on 37)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Unit4 bedrooms, median 1,356 sq ft+1.7
Lease99-year lease from 2011, about 84 years left+1.5
Resale4 resales a year, more than 87% of similar homes+1.4
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Moderate fit · Medium confidence
65/100

Why it scores well

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+6.1
Location4 min walk to Punggol MRT Station (NE17)+5.4
Amenities8 of 13 measured amenities within a 10-min walk+1.9

What holds it back

ValueRecorded prices 29% above 37 comparables within 2 km-4.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.3 = 65
  • Schoolsscore 91/100 · weight 15% · +6.1 pts
    Primary nearest
    8 min walk to PUNGGOL VIEW PRIMARY SCHOOL
    90
    Primary count
    6 primary within 1 km, 14 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    11 min walk to EDGEFIELD SECONDARY SCHOOL
    80
    Secondary count
    3 secondary within 1 km, 7 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 95/100 · weight 12% · +5.4 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 15% · +1.9 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 10/100 · weight 10% · -4.0 pts

    recorded prices 29% above 37 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 37, floor on 37)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Unit4 bedrooms, median 1,356 sq ft+1.4
Lease99-year lease from 2011, about 84 years left+1.5
Resale4 resales a year, more than 87% of similar homes+1.4
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.6

Downsizer

Moderate fit · Medium confidence
62/100

Why it scores well

Location4 min walk to Punggol MRT Station (NE17)+9.0
Amenities8 of 13 measured amenities within a 10-min walk+2.6
Resale4 resales a year, more than 87% of similar homes+1.9

What holds it back

ValueRecorded prices 29% above 37 comparables within 2 km-6.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 12.2 = 62
  • Locationscore 95/100 · weight 20% · +9.0 pts
    Mrt
    4.1 min walk to PUNGGOL MRT STATION (NE17)
    100
    Bus
    4 bus stops within a 5-minute walk, 22 within 10 (straight-line equivalent, detour factor 1.406)
    85
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 20% · +2.6 pts
    Supermarket
    supermarket: 9 within 20 min, nearest NTUC Fairprice Co-operative Ltd 0 min (straight-line equivalent)
    100
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 94 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 2 within 20 min, nearest One Punggol Hawker Centre 7 min
    80
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 3 within 20 min, nearest Guardian Pharmacy ( Waterway Point) 1 min
    100
    Gp
    gp: 10 within 20 min, nearest Raffles Medical (Waterway point) 1 min
    100
    Childcare
    childcare: 53 within 20 min, nearest MY FIRST SKOOL 1 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL WATERWAY PK 10 min
    80
    Sports facility
    sports facility: 0 within 20 min, nearest Sengkang Sport Centre 37 min
    0
    Library
    library: 1 within 20 min, nearest Punggol Library 7 min
    70
    Mall
    Not measured
    Restaurants
    restaurants: 251 within 20 min, nearest MINISTRY OF FOOD PTE. LTD. 0 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest One Punggol CC (U/C) 7 min
    100
    Polyclinic
    polyclinic: 0 within 20 min, nearest PUNGGOL POLYCLINIC 22 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 26 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Resalescore 77/100 · weight 7% · +1.9 pts
    Frequency
    4.0 resales a year over 24 months (p88 nationally)
    88
    Buyer pool
    Not measured
    Quantum
    median resale $2,870,000 (p50 of 4-bedroom homes nationally)
    50
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

  • Valuescore 10/100 · weight 15% · -6.0 pts

    recorded prices 29% above 37 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 37, floor on 37)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsPunggol View Primary School, 8 min walk; 6 primary schools within 1 km+1.2
Unit4 bedrooms, median 1,356 sq ft+1.0
Lease99-year lease from 2011, about 84 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.1

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted.

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

  • Punggol Walk

    Reserve List 2H2026 · 1,981 m away

    0 homes estimated · available on application · announced as of 2026-09-20

    1 ha · plot ratio 1.4 · sold by URA · located by street

    • Site is imposed with a minimum office quantum of 8,400 sqm GFA and a minimum 650 sqm GFA for childcare centre.
DistanceZoned forLand areaPlot ratioArea
840 m awayResidential31,195.1 m²3Punggol
1,026 m awayResidential25,253.6 m²2.1Punggol
1,119 m awayResidential12,269.4 m²3Punggol
1,138 m awayResidential24,333.1 m²3.4Punggol
1,194 m awayResidential15,518.8 m²3Punggol
1,261 m awayResidential15,775.9 m²3Punggol
1,292 m awayResidential15,192.5 m²3Punggol
1,463 m awayResidential41,958.2 m²3Punggol
1,516 m awayResidential15,464.4 m²2.1Punggol
1,518 m awayResidential39,646.8 m²2.1Punggol
1,635 m awayResidential17,876.6 m²3Punggol
1,813 m awayResidential88,435.4 m²2.1Punggol
1,855 m awayResidential38,573.9 m²3Punggol
1,930 m awayResidential13,610.5 m²3.4Punggol
1,934 m awayResidential15,369.5 m²3.4Punggol
1,969 m awayResidential294,144.5 m²not statedPunggol

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

WatertownIs it right for you?