Lorong Puntong Residences
🚀 Target Launch & Investment Economics
Key launch milestones, land economics and transit provisions for Lorong Puntong Residences.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Lorong Puntong Residences offers a rare dual-line MRT interchange location and a top-tier primary school within 228m, but its estimated launch PSF of $2,650–$2,950 is aggressive against a $1,612 PSF PPR land cost, leaving a thin safety margin for buyers.
Strategic Master Plan Growth Node
Every star is backed by verified empirical data: 43 / 50 marks earned across 10 investment pillars (5 at full 5/5).
🧭 STRATEGIC EXIT ROADMAP Holding Horizon: Est. TOP 2031 · Indicative Resale Liquidity Window: 2033 – 2035 ▾
Extended construction runway (~5 years to TOP in 2031). Progressive Payment Scheme (PPS) requires minimal initial cash outlay (5%–10% stages in early years), deferring full mortgage servicing.
Timeline: Seller's Stamp Duty (SSD: 12% Yr 1, 8% Yr 2, 4% Yr 3) fully clears in 2028.
Dynamics: Capital commitment is staged progressively throughout construction milestones via the Progressive Payment Scheme (PPS).
Handover & Stabilization: Developer handover, key collection, and 12-month Defect Liability Period (DLP). Earliest sub-sale exit window opens after SSD clearance (2028). Initial leasing stabilization begins.
Exit Thesis: Best selling window is typically 2–4 years after key handover (2033–2035). By this time, developer defect checks are settled, facilities and landscaping are fully matured, and a proven resale price track record is established. With ~92 years of fresh lease remaining, future buyers enjoy maximum 30-year bank loans and full CPF usage without restriction.
Precinct Catalyst: Synergizes with 380+ HDB flats across 238 blocks within 2km reaching MOP from 2029 onwards, providing a targeted exit buyer pool. Aligns with infrastructure transformation milestones under the Upper Thomson.
- Young families requiring a physical address within 1km for Phase 2C primary school registration priority at Ai Tong School.
- Yield-focused investors and city-fringe professionals looking for proven rental and transit connectivity near Bright Hill MRT.
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About Lorong Puntong Residences
Lorong Puntong Residences is an exclusive upcoming boutique luxury development by Eco World Development (S) Pte Ltd, nestled in the serene private residential enclave of Sin Ming / Thomson in District 20 (RCR).
Awarded in September 2026 following an intense 7-way developer tender for S$208.1 million, the land bid translates to a record S$1,612 per square foot per plot ratio (PSF PPR) — setting a new benchmark for a 99-year leasehold pure-private residential GLS site in Singapore's Rest of Central Region. The palatable 46,103 sqft site will yield approximately 140 bespoke luxury residences, marking Eco World's maiden development in Singapore under its curated 'Versione' lifestyle series.
The development commands an enviable location directly opposite the prestigious Ai Tong School (<250m), guaranteeing immediate 100% Phase 2C primary school registration priority. Families also benefit from proximity to Catholic High School, CHIJ St. Nicholas Girls' School, and Raffles Institution across District 20.
Transit connectivity is exceptional, situated just a 5-minute walk (~430 metres) from Bright Hill MRT Station (TE7), which becomes a major dual-line interchange with the Cross Island Line (CRL) by 2030. Commuters enjoy direct access to Orchard, Marina Bay, and eastern/western employment corridors without changing lines. Nature lovers are flanked by Thomson Nature Park, Lower Peirce Reservoir, and Bishan-Ang Mo Kio Park.
Based on the $1,612 PSF PPR land rate and an estimated developer breakeven of ~$2,460 PSF, indicative launch pricing is projected between ~,650 and ,950 PSF, positioning Lorong Puntong Residences as the premier low-density luxury choice in the Upper Thomson growth corridor.
🎓 Primary 1 School Catchment near Lorong Puntong Residences (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Ai Tong School ↗ Highest Balloting Priority228m · 3 min
- 1366m · 17 min
- 1476m · 18 min
- 1627m · 20 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Peirce Secondary School Secondary (S1-S5) 677m · 8 min
- Mayflower Secondary School Secondary (S1-S5) 982m · 12 min
- Eunoia Junior College Junior College 1160m · 14 min
- Whitley Secondary School Secondary (S1-S5) 1429m · 18 min
- Ang Mo Kio Secondary School Secondary (S1-S5) 1451m · 18 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Lorong Puntong Residences Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- TE7 CR13 Bright Hill ↗ 366m · 5 min
- TE8 Upper Thomson ↗ 722m · 9 min
- TE6 Mayflower ↗ 1358m · 17 min
- CC16 Marymount ↗ 1624m · 20 min
- NS16 CR11 Ang Mo Kio ↗ 2312m · 29 min
- NS17 CC15 Bishan ↗ 2375m · 30 min
Nearby Malls
- Thomson Plaza825m
- Broadway Plaza2464m
- AMK Hub2569m
- Junction 82686m
- Djitsun Mall2715m
- Lentor Modern Mall3167m
Supermarkets
- FairPrice Finest780m
- Sheng Siong1184m
- Sheng Siong1330m
- FairPrice1601m
- FairPrice1739m
- Hao Mart681m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Lorong Puntong Residences Master Plan & Neighbourhood Amenities Map
Lorong Puntong Residences, nearby MRT stations, shopping malls, and supermarkets within walking and driving distance.
Lorong Puntong Residences Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Showflat viewings and layout consultations are personally conducted by the appointed Project Core Team who understand this development inside out — from stack orientations and floor plan efficiencies to developer discounts. 100% complimentary with zero agent fees.
Frequently Asked Questions about Lorong Puntong Residences
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Lorong Puntong Residences?
Units at Lorong Puntong Residences have indicative prices starting from $1,720,000. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Lorong Puntong Residences?
The nearest MRT station to Lorong Puntong Residences is Bright Hill MRT (TE7, CR13), located approximately 366m (5 min walk) from the development.
What is the tenure and estimated TOP date for Lorong Puntong Residences?
Lorong Puntong Residences is a 99-year Leasehold Condominium development with an estimated Temporary Occupation Permit (TOP) date of 2031.
Who is the developer of Lorong Puntong Residences?
Lorong Puntong Residences is developed by Eco World Development (S) Pte Ltd.
Which primary schools are within 1km of Lorong Puntong Residences?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Ai Tong School.
Where can I get the official floor plans and e-brochure for Lorong Puntong Residences?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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