Punggol East Waterfront Plots: Analysts Expect Private Home Launch Prices Above S$2,000 psf

Property analysts predict that private homes eventually built on these sites could launch at more than S$2,000 per square foot.

Lee Sze Teck of Huttons said waterfront homes are likely to be sought after in the market, and that based on current conditions, launch prices next year could reach around S$2,100 psf.

Christine Sun, head of research and analytics at Realion Group, said the plots sit directly opposite the future Pasir Ris Coast development, and expects them to draw buyers looking for new public and private housing in the north-east. “We expect that future waterfront homes will appeal to buyers who enjoy sports and water activities,” she said.

Sun added that Punggol’s newer housing estates give the area an appeal that could attract buyers from other parts of Singapore if the new projects offer strong attributes.

Under the Urban Redevelopment Authority’s Master Plan 2025, five plots along Sungei Serangoon in Punggol East are zoned for residential use, with gross plot ratios of between 3.0 and 3.4. Zaobao put the combined stretch at about 24 hectares. The Business Times, reporting on the same plots, put the figure at about 25 hectares.

Sun calculated the total site area at 236,282 square metres, or between 2.5 million and 2.6 million square feet, with total gross floor area of about 7.64 million square feet. On that basis she estimated the sites could yield 5,600 to 5,900 HDB flats, or 8,300 to 8,600 private units.

Nicholas Mak put the combined area at about 2.6 million square feet and estimated roughly 6,980 flats if fully developed as public housing, or more than 8,380 condominium units if fully private. The likely outcome is a mix of both.

The plot currently occupied by Punggol East Container Park has a gross plot ratio of 3.0, and future residential buildings there must retain the ground floor for commercial use.

The plots run along the Punggol East waterfront towards the Tampines Expressway. A park connector along the river leads to Sengkang and Hougang, and to popular recreation spots including Punggol Park and Coney Island.

The sites are close to the future Riviera MRT station on the Cross Island Line Punggol extension and the existing Riviera LRT station. The Punggol Life Hub retail development is also nearby.

Punggol East Container Park is reported to be closing in November, ahead of its lease expiry on 31 December 2026. Neighbouring food and beverage operators including The Smok Hous and Fat Po have announced their closing dates on social media.