Punggol East Riverside Plots Totalling 25 Hectares Earmarked for Housing, Could Yield Over 8,000 New Homes

Under the Urban Redevelopment Authority’s Master Plan 2025, there are five sizeable residential-zoned plots in the immediate area, stretching from the Tampines Expressway towards Tebing Lane and along Sungei Serangoon.

Along the water, a park connector links to Sengkang and Hougang as well as recreation spots Punggol Park and Coney Island.

The sites carry gross plot ratios of between 3.0 and 3.4, an allowable building limit typically associated with high-density housing. The 50 Punggol East site is zoned residential with commercial use at the first storey and has a gross plot ratio of 3.0.

Nicholas Mak, chief research officer at Mogul.sg, put the combined land area of the five plots at about 2.6 million square feet, or roughly 25 hectares. He reckoned that, if built up to their allowable plot ratios, the sites could yield up to around 8,400 private condominium units or just under 7,000 public housing flats. Mak added that it was likely the new development would comprise a mix.

At 50 Punggol East Road, City Sprouts has run a popular food and beverage cluster in Punggol East Container Park since 2022. Its master tenancy expires on 31 December and cannot be extended as the site is required for future residential redevelopment, a Singapore Land Authority spokesperson told media. “City Sprouts is preparing to vacate and return the site by Dec 31, 2026,” the spokesperson added.

The SLA said the state properties at 32 Punggol East, 6 Tebing Lane and 10 Tebing Lane are currently tenanted to Sing See Soon Floral and Landscape, Sports Hub @ Punggol and AT Punggol respectively. “Although the sites are earmarked for redevelopment, the government had granted several tenancy extensions to these tenants pending the finalisation of the redevelopment timeline. The current tenancies expire on Dec 31, 2026, after which the sites will be redeveloped.”

The Business Times reported that some extensions had been granted in the past, which is part of why the current notice caught operators off guard.

Ryan Lim, founder of Happy Lok Lok, which opened at 6 Tebing Lane in 2020, said he was told by his landlord only in late August that the site’s lease would expire at the end of this year. Happy Lok Lok leases the space from master tenant Sports Hub @ Punggol. “We were surprised, as it was quite last-minute,” Lim noted. He added that he understands appeals have been made for an extension, and he would stay on if the tenancy can be extended by another year.

Gary Ong, owner of Uncle Leong Seafood in Punggol, said he was informed by his landlord two weeks ago that the restaurant would have to vacate the premises by 31 December. “Our last day of operations will be Nov 30, and we are still looking for a new location,” he said.

Cullen Ang, director of business operations at Kwontum Taekwondo, said the school was informed of the situation in August, having moved into the premises last year. “We are still waiting for clarity on whether December will be the confirmed deadline, but we need to plan ahead and keep our parents informed. We have begun looking for another location, and the bidding process for a suitable space can take time,” he pointed out.

Christine Sun, chief researcher and strategist at Realion Group, sees the wider area eventually forming a new cluster of public and private housing in the north-east. She noted that the sites are directly opposite future developments at Pasir Ris Coast.

The future developments will add to some 60,000 flats in the Punggol area, which grew out of its fishing-village origins into a poultry and pig-farming settlement before evolving into a major new town under the Punggol 21 plan. Pitched as a waterfront town of the 21st century, Punggol is now home to Punggol Digital District and the Singapore Institute of Technology campus.

Mak cited the waterfront location and future transport connectivity as strengths of the sites. Four of the five plots are beside Sungei Serangoon, he said. “The sites are close to Riviera LRT station, which is slated to be connected with the upcoming Riviera MRT station when the Punggol extension of the Cross Island Line is completed in 2032.”

Lee Sze Teck, senior director of data analytics at Huttons Asia, expects the waterfront setting to support demand for the homes eventually developed along the stretch. “Waterfront homes are a rarity in Singapore; hence these homes will be highly sought after when they are offered for sale,” he explained.