Punggol Point Crown BTO Review: Close to the sea and nature

Punggol Point Crown is a HDB housing project launched in the September 2019 BTO exercise. Consisting of a total of 1,545 2-room Flexi, 3-room, 4-room and 5-room flats, Punggol Point Crown is located on Northshore Drive at the northeastern tip of the Punggol area, a stone’s throw from Punggol Beach.

Its Temporary Occupation Permit (TOP) was scheduled for December 2023, meaning the first batch of owners has already moved in and is awaiting the end of their Minimum Occupation Period (MOP) at the end of 2028.

This BTO project is interesting as it is located in a far-flung area that enjoys proximity to nature, while at the same time enjoying decent public transport connectivity. Let’s see what Punggol Point Crown is all about.

Punggol Point Crown BTO Review (Summary Table)

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Punggol Point Crown Price

At its launch in September 2019, Punggol Point Crown flats commanded launch prices of $109,000 to $173,000 for 2-room Flexi flats, $205,000 to $268,000 for 3-room flats, $287,000 to $398,000 for 4-room flats and $423,000 to $551,000 for 5-room flats.

As Punggol Point Crown’s TOP was obtained only recently, the flats can only be put on the resale market years from now, at the end of 2028.

Flats located at nearby 323A, 323B, 323C and 323D Sumang Walk, about 12 minutes’ walk from Punggol Point Crown, are being put up for sale for $599,999 to $758,000 on PropertyGuru. These flats received their TOP in 2019.

If Punggol Point Crown commands similar prices, current owners will enjoy good capital gains should they decide to sell their flats after the MOP has been fulfilled. In fact, due to the opening of the nearby Punggol Coast MRT station in 2024, the first batch of Punggol Point Crown owners could see themselves enjoying even better resale prices.

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Punggol Point Crown BTO Feng Shui

The land formation on which Punggol Point Crown is located is good for those who are striving for progress, helping them to achieve their goals in a controlled and harmonious way. However, residents might need to be prepared for some ups and downs.

Those units which enjoy unblocked views of the sea or flowing water are particularly auspicious in terms of helping residents achieve their aspirations. However, if the main door faces the balcony, households might experience challenges accumulating wealth as money flows in and out.

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Punggol Point Crown Location

Located on Northshore Drive at the northeast tip of Punggol, very near Punggol Point Park and Punggol Point Jetty, Punggol Point Crown truly lets residents escape the hustle and bustle of the city. Some units enjoy unblocked views of the Johor Strait, and residents can enjoy seaside strolls along Punggol Promenade. The Coney Island Bridge is also located nearby, offering access to the lush Coney Island Park.

In terms of amenities, Punggol Point Crown fares decently despite its remote location, with Northshore Plaza 1 and 2 located about 21 minutes’ walk away.

While the selection of schools in the vicinity is not huge, families with kids still have some options within walking distance or a short bus ride away, such as Northshore Primary School and Yusof Ishak Secondary School.

Until now, residents have had to rely on the LRT network or buses to get to the nearest MRT station. But the good news is that at the end of 2024, a brand new MRT station on the North East Line, Punggol Coast, will open just 10 minutes’ walk away, giving connectivity a huge boost and possibly raising property values.

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Punggol Point Crown Floor Plan

Punggol Point Crown is made of up 2-room Flexi, 3-room, 4-room and 5-room flats. You can view the Punggol Point Crown floor plans here.

2-Room

The 2-room Flexi flats measure either 38 sqm or 47 sqm, inclusive of air con ledge. The layouts are quite similar, except that the smaller 38 sqm flats place the kitchen by the entrance and the bathroom next to the bedroom, while the larger 47 sqm flats place the bathroom by the entrance and the kitchen next to the bedroom. Which you prefer would depend on whether you want easier access to the bathroom or the kitchen from the bedroom and living/dining room.

3-Room

The 3-room flats measure either 69 sqm or 72 sqm, inclusive of air con ledge. The layouts are quite typical of 3-room flats, with the bedrooms lined up side by side. Two things to note are that the larger flats have a balcony, and that the kitchen does not run parallel to the living room but away from it.

4-Room

The 4-room flats measure 93 sqm or 96 sqm, inclusive of air con ledge. Again, this layout is quite typical with the three bedrooms lined up in a row, and the biggest flats being equipped with a balcony.

5-Room

The 5-room flats measure 113 sqm or 116 sqm, inclusive of air con ledge. Again, the basic layout is typical with the bedrooms lined up in a row. There is space for a study or home office in the living/dining area.

One interesting feature in all the flats is that the kitchen is not separated by a partition wall. In the 3-room and larger flats, residents can separate the kitchen from the living/dining area with a bar counter for more convenient dining.

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Punggol Point Crown Rent

Punggol Point Crown and most of the other HDB flats in the Punggol Point area are relatively new and have not fulfilled their MOP yet. Thus, there are no resale flats on the market.

As of time of writing, there is a 4-room flat at 673A Edgefield Plains, 10 minutes’ walk from Damai LRT station, being put up for rent on PropertyGuru for $3,330 a month.

I feel like this offers a decent rental yield for those who got their flats at the BTO launch, but it is not attractive enough for those considering buying the flats primarily for investment purposes, especially on the resale market.

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Punggol Point Crown BTO Review

If you dream of living close to the sea and far from the chaos of urban life, Punggol Point Crown is a good choice as it is located a stone’s throw from many waterfront and nature spots.

It is also, surprisingly, decently connected to the public transport network despite its remote location, thanks to the proximity of upcoming MRT station Punggol Coast, which opens in late 2024.

The opening of Punggol Coast MRT will be a game changer for residents, who have had to rely on the LRT until now. It could also offer a boost to the value of Punggol Point Crown units, should the first batch of BTO buyers decide to sell their flats when the MOP is fulfilled.

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