HW Shortlist

Ranked on exit depth and growth, together

9 photos

1

Jewel @ Buangkok

Buangkok Drive · D19 · 340 m to Buangkok MRT · TOP 2017 · 99-year

Unit3-bed, 1,152 sqft

AskingS$2,218,888

PsfS$1,926

Same-size caveats, Jun–Aug 2026S$1,882–2,007 psf

FloorLow, not ground

Why

• Deepest 3-bed market in the run: 19 sales in 12 months.
• Growth steady at 8% a year over 2, 3 and 5 years.
• Ask sits inside the last three caveats. No premium.
• Cheapest entry of the five. Under budget.

Exit in 2030

• +12% = S$2.49M (S$2,157 psf). +20% = S$2.66M (S$2,311 psf).
• That is 11–18% above today's caveats. The project did more in the last three years.
• Hougang Central Residences launches above S$2,500 psf two stops away.
• OLA EC (548 units) can sell from Apr 2029. CRL Hougang interchange opens 2030.

Watch

• Low floor. Quiet-facing per the agent. Check the view at viewing.
• Only two 3-beds listed in budget. The other is ground floor.
• OCR prices react first to cooling measures.

Cheapest listing: S$2,218,888Deanna PohListing 500223217

Floor plan

2

A Treasure Trove

70 Punggol Walk · D19 · 330 m to Punggol MRT · TOP 2015 · 99-year

Unit4-bed, 1,335 sqft

AskingS$2,380,000

PsfS$1,783

Same-size caveats, Jun–Aug 2026S$2.38M–2.41M

FloorLow (confirm), not ground

Why

• Second-highest BuySafe Score in budget: 78.3.
• 4-beds grew 10.6% a year over three years.
• Ask equals the last three caveats. Zero premium.
• Four sales a month across the project.

Exit in 2030

• +12% = S$2.67M (S$1,997 psf). +20% = S$2.86M (S$2,139 psf).
• Punggol 5-room record is S$1.47M. 3,222 Northshore flats reached MOP in 2026.
• Punggol Digital District: about 28,000 jobs projected.
• No new private condo beside Punggol MRT since 2016. Piermont Grand (820 units) frees Jan 2028.

Watch

• Thin 4-bed market: six sales a year. Hold the full four years.
• Floor not stated. Photos show a low floor over the pool. Confirm.
• Pure upgrader demand. Rides HDB prices.

Cheapest listing: S$2,380,000William Tan Wei LiangListing 500218365

Floor plan

3

CityLife @ Tampines

59 Tampines Central 7 · D18 · 610 m to Tampines MRT · TOP 2016 · EC, fully privatised 2026

Unit4-bed, 1,378 sqft, corner

AskingS$2,400,000

PsfS$1,742

Same-size caveats, Apr–Aug 2026S$2.36M–2.42M

FloorMid, not ground

Why

• Strongest realised growth of the five: 10.2% a year project-wide over three years.
• 4-beds grew 8.6% a year.
• Ask matches the April and August caveats.
• Renovated corner unit. Move-in ready.

Exit in 2030

• +12% = S$2.69M (S$1,951 psf). +20% = S$2.88M (S$2,090 psf).
• Parktown Residence sold at S$2,360 psf and completes 2030. This exits 12% below that.
• Tenet (618 units) and Parc Central (700) ECs free in 2029–30.
• Privatised. No buyer restrictions left.

Watch

• 4-bed growth slowed: 3.0% over 24 months, 1.0% over 12.
• 610 m walk. Not integrated.
• Tampines has the most new supply of the five towns.

Cheapest listing: S$2,400,000Nick LimListing 500228273

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4

The Topiary

17 Fernvale Lane · D28 · 920 m to Fernvale LRT · TOP 2016 · EC, fully privatised 2026

Unit4-bed, 1,292 sqft

AskingS$2,330,000

PsfS$1,803

Same-size caveats, Mar–Apr 2026S$2.07M–2.11M

FloorHigh, unblocked

Why

• Best momentum in the run: 8.0% a year over 3 years, 6.0% over the last 12 months.
• 18 four-bed sales in 12 months. Deep for a 4-bed.
• High floor, landed-facing, unblocked. The unit buyers pay up for.
• Lowest psf of the five.

Exit in 2030

• +12% = S$2.61M (S$2,020 psf). +20% = S$2.80M (S$2,164 psf).
• Parc Greenwich next door already resells at S$1,990 psf. Its 496 owners free in May 2029.
• Sengkang 5-room record S$1.1M. Hougang Central launches above S$2,500 psf.

Watch

• Ask is 10–13% above the last 1,292 sqft caveats. Open at S$2.15M.
• LRT only. 920 m to Fernvale.
• Exit psf above S$2,100 needs the estate to keep re-rating.

Cheapest listing: S$2,330,000Daryl NgListing 500180683A second 1,292 sqft unit asks S$2,315,000 (floor unstated).

Floor plan

5

Gem Residences

1 Lorong 5 Toa Payoh · D12, city fringe · 670 m to Braddell MRT · TOP 2020 · 99-year

Unit3-bed, 1,055 sqft

AskingS$2,450,000

PsfS$2,322

Same-size caveats, Mar–Apr 2026S$2.19M–2.39M

FloorHigh, city view

Why

• The city-fringe pick. Toa Payoh has more million-dollar flats than any town (748, average S$1.14M).
• 3-beds grew 7.4% a year over three years. 15 sales in 12 months.
• High floor, panoramic view, renovated 2.5 years ago.
• Ask is 3% above the April caveat for the same layout.

Exit in 2030

• +12% = S$2.74M (S$2,601 psf). +20% = S$2.94M (S$2,787 psf).
• The Orie launched at S$2,704 psf and completes May 2030. It resets Toa Payoh pricing right in the exit window.
• Buyer: a Toa Payoh flat seller with S$1.1M-plus in hand who wants the schools and the MRT.

Watch

• Growth is slowing: 4.3% over 24 months, 1.2% over 12.
• Exit psf leans on The Orie. If the launch market stalls, so does this.
• Smallest unit of the five.

Cheapest listing: S$2,450,000Alyson SiowListing 500095308

Floor plan

Reserve

The Luxurie

29 Compassvale Road · D19 · 190 m to Sengkang MRT, bus interchange and Compass One · TOP 2015 · 99-year

Unit4-bed, 1,313 sqft

AskingS$2,400,000

PsfS$1,828

Same-size caveats, Apr–Jun 2026S$2.368M, twice

FloorLow, not ground

Why

• Highest BuySafe Score of any 4-bed in budget: 84.4.
• 4-beds grew 12.6% a year over three years.
• Town centre. MRT, buses and mall at the door.

Exit in 2030

• +12% = S$2.69M (S$2,047 psf). +20% = S$2.88M (S$2,193 psf).
• Same buyers as Jewel and Treasure Trove.

Watch

• Only five 4-bed sales a year. Turnover down 39% year on year.
• One unit, four agents.
• Steps in if the Treasure Trove or Jewel unit goes.

Cheapest listing: S$2,400,000Shanel LiewListing 500212011

The numbers

Growth is BuySafe's size- and floor-adjusted estimate for that bedroom type, per year. Score is the 36-month BuySafe Score. "n/a" means too few sales in the window to estimate. Exit psf divides the +12% and +20% sale prices by the unit's area.

Buy now, sell after year four

Sell inside year four and seller's stamp duty is 4% of the price. That lifts the growth needed to about 3.9% and 5.8%. The clock starts on the day the option is exercised.

The buyer at S$2.7M–2.9M

Needs about S$780,000–840,000 up front and S$17,500–19,000 a month of household income. Foreigners are out at 60% ABSD. Four groups are left, and every pick sits next to at least two.

Close, and why not

• Trevista (Toa Payoh, score 76.9). Only one unit in budget and it is a ground-floor patio unit. Back on the list the day an upper-floor 3-bed appears.
• Bartley Ridge. Both 1,130 sqft units are ground floor. The 969 sqft units at S$2.3M need S$2,900 psf to exit. Skip.
• Lentor Modern. 51 units for sale. New launches next door price lower. Growth 0.5% over 12 months.
• Botanique At Bartley. Good project, wrong unit: 958 sqft at S$2,441–2,608 psf needs S$2,900 psf to exit.
• Treasure at Tampines. Eight 4-beds listed at S$2.43M–2.50M, 1.1 km from the MRT, growth 6.6%. Deep but crowded.
• Park Colonial. No 3-bed in budget today.
• Penrose. Newest option, but 980 sqft needs S$2,860 psf to exit.