Price analysis of BTOs in Punggol that have completed their MOPs
- Propanalytics
- Aug 29, 2020
- 3 min read
Updated: Sep 21, 2020
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Last week, we did an analysis of BTOs in Sengkang that have recently completed their MOPs. This week, we had a look at BTOs in neighboring Punggol.
Punggol 4RM Launch Price vs Resale Price Analysis
The median launch prices of 4RM units of these developments ranged from $272,000 (Punggol Waves) to $348,500 (Waterway Terraces II) (C1).
Where strictly percentage gains in prices are concerned, on average 4RM units in Punggol Emerald, Punggol Waves and Punggol Parc Vista have seen prices increases of >= 65% (C2).
On average, the least profitable estate seems to be Waterway Banks which has seen a price increase of just under 40% (C2). 4RM units are going for a median price of $430,000 which is the lowest among the new batch of estates to MOP in Punggol.
Punggol 5RM Launch Price vs Resale Price Analysis
The median launch prices of 5RM units of these developments ranged from $357,500 (Punggol Waves) to $442,000 (Waterway Terraces II) (C4).
Where strictly percentage gains in prices are concerned, on average 5RM units in Punggol Parc Vista, Waterway Terraces II and Punggol Emerald have risen by over 70% (C5).
Punggol BTO Launches Since 2012
Most of the BTOs that will be entering the resale market in the next few years are those near the town centre and the eastern part of town. The ones to watch would include Waterway Cascadia, given its proximity to Punggol Central. In the long run, once development (commercial and residential) of Punggol is completed, BTOs in the north (given its peculiarities), may be the ones to watch in the resale market.
Thoughts on Punggol vs Sengkang
At the median level, most 4RM BTO units launched in Sengkang were launched at prices of $231,500 (Rivervale Arc) to $331,000 (Compassvale Ancilla). Similar units in Punggol BTOs have generally commanded a premium, launching at prices of $272,000 (Punggol Waves) to $348,000 (Waterway Terraces II).
While the data clearly shows that resale prices of units are higher in Punggol, the % gain for units between Sengkang and Punggol are not as pronounced as one may expect. In fact some estates in Sengkang have seen % gains of almost 80% (Fernvale Ridge, Fernvale Foliage) and these are not necessarily anywhere near the town centre, though near a secondary mall in town. Of course, the caveat here is that the development of Punggol has some way to go, compared to Sengkang which has lesser empty plots.
Hence, while sentiments about Punggol being the more expensive town are true, it is not necessarily the case where profitability is concerned. Profitability, at least where Sengkang and Punggol are concerned, is town agnostic, estate specific and not only affected by location, but also by launch prices.
(C"X") refers to chart number and is intended to point to the relevant chart where the data is drawn from. (*) indicates that data is from a chart that is not displayed.
Launch prices are indicated by the thin black bar in C4 and C1. This is the middle value of the launch price range indicated in bto launch brochures. Note that some projects are launched together and separate pricing for individual projects is not provided.
HDB data was downloaded from HDB resale prices portal and data.gov.sg BTO Launch price data was sourced from nas.gov.sg, hdb.gov.sg and other websites.
Data is as at 20/08/2020, i.e whatever was made available at the 2 sources as at the stated date. Transaction data above is up till July 2020.
Please contact us if there are factual inaccuracies. We will make changes, where necessary.
Please note that are a multitude of factors that affect prices of flats (renovation, floor, location, sqf etc) and some of the analyses may not account for every factor.
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