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In under two decades, Punggol has undergone a transformation from rural village to bustling HDB town popular with young families. Punggol Northshore Residences I & II are two of a multitude of HBD housing projects built in the waterfront neighbourhood in recent years.
Located side by side and bounded by Northshore Drive in Punggol, the BTO project is a stone’s throw from the Punggol Reservoir on one side, offering residents easy access to the scenic Punggol Point Walk.
Launched in the May 2015 HDB BTO sales launch, both Northshore Residences I and II received their Temporary Occupation Permit (TOP) in 2020, which means a slew of flats from these two big projects will be placed on the resale market in 2025 when the owners have fulfilled their five-year Minimum Occupation Period (MOP).
Northshore Residences I & II are the HDB’s first smart-enabled housing projects in the area, with features such as smart parking, smart sockets within the flat that enable residences to monitor energy consumption, and smart lighting in common areas that automatically adjusts according to human traffic.
| Punggol Northshore Residences I & II | Details |
|---|---|
| MOP Date | 2025 |
| Location | 407A Northshore Walk Singapore 821407, 407B Northshore Link Singapore 822407 |
| Category | Standard |
| Launch Price | 2-room – From $88,000, 3-room – From $182,000, 4-room – From $284,000, 5-room – From $364,000 |
| Current Price | $418,000 to $968,888 |
| Total Units | 2,216 |
| Freehold/ Lease | 99-year leasehold |
| Amenities | Childcare centre, children’s playground, fitness corner, community living room |
| MRT | Samudera LRT station |
| Bus service | 84G, 384, 673 |
*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.
Punggol Northshore Residences I & II Price
At the May 2015 HDB launch, the Punggol Northshore Residences BTO prices started from $88,000 for 2-room Flexi flats, $182,000 for 3-room flats, $284,000 for 4-room flats and $364,000 for 5-room flats.
Right now, Northshore Residences I flats are being listed for resale on 99.co for $418,000 to $968,888. Yup, you heard that right, that’s almost a million dollars for a 5-room flat! The going rate for 4-room flats is $648,000 to $850,000.That’s over twice the price than the original owners bought the flats for at the BTO launch.
But these huge capital gains aren’t that surprising when we consider that in 2015, when the flats were launched, Punggol was still undergoing heavy redevelopment and did not have many of the amenities residents currently enjoy.
The Northshore area is new, so we don’t have examples of long-standing flats in the vicinity with which to compare capital gains. If you’re thinking of snapping up a Northshore Residences unit for investment purposes, be aware that Punggol is now at an advanced stage of development, so the windfall effect is less likely for future buyers.
Punggol Northshore Residences I & II Site Plan
You can find the Punggol Northshore Residences I & II site plan here.
The site plan shows the layout of the blocks within the neighbourhood. Northshore Residences I and North Residences II are located a stone’s throw from each other, with shopping mall Northshore Plaza 1 located in between. Amenities include a childcare centre, children’s playground, fitness corner and community living room.
Punggol Northshore Residences I & II Location
Punggol Northshore Residences I is located on Northshore Walk, while Punggol Northshore Residences II is located on Northshore Link. The two BTO sites are connected by Northshore Drive, and separated from each other by Northshore Plaza 1, a shopping mall with a Giant Hypermarket.
Both BTO sites are located a five minute walk or less from Samudera LRT station, which connects to Punggol MRT station. But if you’re like me and find using the LRT system a hassle, the new Punggol Coast MRT station on the North East Line is located about a 15-minute walk away from Northshore Residences II, and a 20-minute walk from Northshore Residences I. That said, Punggol is quite a distance from the city centre, so residents are looking at a long commute if they work in the CBD.
In my opinion, Punggol’s biggest strengths are the array of family-friendly amenities and the waterfront.
Punggol Primary & Secondary Schools
There is a good selection of schools within walking distance of the flats. Northshore Residences II is right next door to Northshore Primary School, while Punggol Cove Primary School is also within 1 km. Some schools a little further away include Valour Primary School, Punggol View Primary School, Punggol Secondary School and one of Singapore Institute of Technology’s campuses.
The two BTO sites are also located a stone’s throw from Punggol Point Walk, which offers scenic waterfront views and overlooks Johor. Residents can also walk to Punggol Point Jetty and Punggol Point Park, making the location suitable for those who like running and cycling. Residents can also access Punggol Waterway Park in about 20 minutes on foot.
The two Northshore Residences sites are well-located in terms of shopping and dining amenities, due to the proximity of shopping malls Northshore Plaza 1 and Northshore Plaza 2. Punggol Coast Mall is also located within walking distance.
Overall, I would say this is an attractive location within the Punggol neighbourhood due to the proximity of scenic, shopping and schooling amenities. However, when it comes to leaving Punggol by public transport, a long commute awaits due to having to use the LRT system and Punggol’s distance from the city centre.
For this reason, I would recommend Northshore Residences I & II to families with children, or those who work mostly from home and do not tend to go often to the city centre.
According to fengshui readings, Northshore Residences is ideal for those who are looking for a balanced and harmonious way to achieve success, rather than those looking for rapid progress or a windfall.
Punggol Northshore Residences I & II Floor Plan
You can find the Northshore Residences I & II floor plan here and here.
2-Room Floor Plan
The 2-room flexi flats come in two layouts: Type 1 and Type 2.
The Type 1 flats are smaller and measure 38 sqm, inclusive of air con ledge. The small size means all the areas—kitchen, living/dining room, bedroom and bathroom are highly compact—for instance, the bedroom has enough space just for a bed and side table.
The Type 2 flats measure 47 sqm, inclusive of air con ledge, and offer more breathing room in all spaces. For instance, the bedrooms are big enough to accommodate a wardrobe, and the kitchen is much more spacious.
3-Room Floor Plan
The 3-room flats measure 67 sqm, inclusive of air con ledge, with the living/dining area placed in the middle and one bedroom on either side. One thing I notice about this layout is that the kitchen is quite small for a household of two or more people, and the second bedroom is conversely quite large, so if you plan on cooking a lot, it might not be a convenient option. You can opt for an open kitchen or to box in the kitchen with a partition wall.
4-Room Floor Plan
The 4-room flats measure 94 sqm, inclusive of air con ledge. While the typical HDB 4-room flat layout tends to place the three bedrooms side by side, this layout is interesting because it places two of the bedrooms together, and the third bedroom on the other side of the living room. There’s also the option of having an open kitchen or en enclosed one with a partition wall.
5-Room Floor Plan
The 5-room flats measure 112 sqm, including air con ledge, and are likewise interesting as they place two bedrooms side by side, with the third bedroom separated from the other two by the living/dining area. Compared to the 4-room flats, the 5-room layouts have a more spacious living/dining area, and one of the bedrooms is also significantly larger. This layout could be suitable for multi-generational families due to one of the bedrooms enjoying greater privacy and being more spacious.
Punggol Northshore Residences I & II Rent Price
The Northshore area in Punggol is relatively new, and most of the flats are not yet ready to be put on the rental market.
But a 15- to 20-minute walk away, at Punggol Walk, 4-room flats are being listed for rent on PropertyGuru for $3,500 to $3,950 a month. These flats are an 11-minute walk from Samudera LRT station.
Mapped against Northshore Residences’ BTO launch prices, that would work out to a fabulous rental yield for the first batch of buyers, and be attractive even for resale flat owners.
Potential tenants would probably be families with kids looking for a home in an area with abundant childcare and schooling options.
Punggol Northshore Residences I & II Review
Despite Punggol’s reputation for being far-flung, I think Punggol Northshore Residences I & II actually enjoy quite an attractive location within the Punggol neighbourhood due to the availability of shopping options and nearby schools, as well as the proximity of the waterfront and park connector.
Be that as it may, the commute to the CBD is still quite long and troublesome due to Punggol’s distance from the city centre, as well as having to use the LRT or walk for at least 15 minutes to the nearest MRT station. For this reason, Northshore Residences I & II are infinitely more attractive if you can work from home most of the time or don’t need or want to go to the city centre particularly often.