Type

Units

Min Area

Price Range

3 BR

915 sqft

S$550K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$550K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$110K on this acquisition.
Located 2 min (150 m) from PE3 Coral Edge LRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

128C Punggol Field Walk: A Cornerstone HDB Development Near Coral Edge LRT

128C Punggol Field Walk represents a well-established housing option in one of Singapore's most dynamic residential zones. Situated in the heart of Punggol, this HDB development benefits from its proximity to Coral Edge LRT Station on the Punggol East Line, placing commuters within a comfortable 150-metre walk of the platform. This exceptional transport connectivity has made the development an attractive choice for professionals, families, and investors seeking efficient access to employment hubs across the island.

The development occupies a mature neighbourhood characterised by comprehensive community amenities and a vibrant local ecosystem. Residents enjoy convenient access to supermarkets, hawker centres, childcare facilities, and recreational spaces that have evolved over decades to serve the estate's established population. The surrounding precinct has matured into a self-contained community where everyday needs are met within walking distance, reducing reliance on private transport and supporting a sustainable lifestyle.

Location and Connectivity

The defining strength of 128C Punggol Field Walk lies in its transport positioning. Coral Edge LRT Station, less than two minutes on foot, grants access to the Punggol East Line and broader MRT network through seamless interchange connections. This proximity translates into genuine time savings for daily commuters, whether travelling to the Central Business District, Changi Employment Node, or other major commercial precincts. The reduction in commute friction has historically supported both rental demand and capital appreciation in properties located at similar distances from mass transit nodes.

Beyond the LRT connection, the estate is well-serviced by bus routes that extend accessibility to neighbourhoods beyond the rail corridor. This multi-modal transport infrastructure makes the development particularly attractive to households that value flexibility in their commuting options and those seeking to minimise transport costs as a proportion of household expenses.

Property Configuration and Space

Units at 128C Punggol Field Walk are configured to accommodate different family structures and lifestyle preferences. The development offers multiple bedroom typologies, ranging across practical floor plans that typically maximise usable living space within efficient layouts. A three-bedroom unit spanning approximately 915 square feet represents a comfortable residential footprint, providing distinct sleeping areas, shared bathrooms, and open-plan living zones that facilitate family interaction. Two-bedroom configurations cater to young professionals, upgraders downsizing from larger properties, and compact households seeking affordability without sacrificing functionality.

These practical dimensions have consistently appealed to first-time buyers transitioning from rental accommodation, as well as investors seeking tenant-friendly layouts that command steady rental interest. The floor plates typical of this development era were designed with circulation efficiency in mind, meaning a higher proportion of each unit's area is usable living space rather than corridors or wasted circulation.

Pricing and Market Positioning

Available units commence from approximately S$550,000, positioning the development as a competitively priced option within the Punggol market segment. This pricing reflects the maturity of the estate, the quality of its surrounding infrastructure, and the genuine transport advantage offered by Coral Edge LRT proximity. For upgraders exiting smaller starter properties, this price point represents a meaningful step-up in space and amenities without proportionate escalation in absolute cost. For investors evaluating yield potential across multiple asset classes, the entry price supports calculation of positive rental spreads when properties are leased to working professionals and young families.

The pricing range across available units reflects natural variation in floor levels, stack positions, and unit configurations. Properties on lower floors may appeal to elderly residents or those with mobility considerations, whilst higher floors attract buyers seeking greater privacy and views across the estate and surrounding precinct. Mid-stack positions often represent the optimal balance between privacy and building service accessibility.

Investment Considerations

Prospective buyers purchasing 128C Punggol Field Walk as a second residential property should factor Additional Buyer's Stamp Duty into their acquisition cost. For a Singapore Citizen acquiring a second residential property, ABSD is levied at 20% on the purchase price, materially increasing the total cost of acquisition beyond the headline unit price. This duty is calculated on the purchase price itself and must be paid before the property can be transferred to the buyer's name, making it a compulsory upfront cost that impacts investment returns and cashflow modelling.

Rental yields in this vicinity have historically ranged between 2.5% and 3.5% gross, depending on specific unit configuration, floor level, and renovation standard. A property purchased for S$550,000 and rented at S$2,200 monthly would generate approximately 4.8% gross yield before accounting for property tax, maintenance, and agent commissions. The proximity to Coral Edge LRT supports consistent tenant demand from working professionals with flexible location preferences, reducing extended void periods and supporting yield stability over medium-term holding periods.

Resale Value Drivers

The resale value trajectory of properties at 128C Punggol Field Walk has historically been supported by MRT proximity and the development's positioning within a well-established estate. As HDB leases decay from the original grant date, property values naturally moderate over the longer lease term, particularly as units approach the sixty-year threshold. However, the Punggol estate's continued investment in community infrastructure, alongside ongoing economic development in the wider eastern corridor, has provided meaningful buoyancy to resale prices even as lease terms have aged.

Buyers should be cognisant that this development's lease tenure, whilst generous at original grant, will gradually transition towards the later stages of the typical ninety-nine-year HDB lease cycle. Properties currently trading at market rates do incorporate an implicit lease decay assumption, and future buyers will face escalating discounts as lease duration diminishes further. This is a fundamental consideration for investors with extended holding periods beyond twenty years, as bank lending criteria and buyer demand both contract sharply as properties approach forty to fifty years remaining on the lease.

Suitability Across Buyer Profiles

First-time buyers seeking to transition from rental status will find 128C Punggol Field Walk appealing on account of its affordability relative to freehold or newer condominium alternatives, combined with the genuine transport advantage of MRT proximity. The development's maturity means no extended construction defect risks or snagging disputes, with all systems and common areas having established maintenance protocols.

Upgraders transitioning from smaller one-bedroom or two-bedroom starter homes gain meaningful additional space without corresponding price escalation, supporting quality-of-life improvements for growing families. Investors evaluating rental yield and tenant quality will appreciate the consistent demand profile and the demographic stability of the surrounding estate. High-net-worth buyers, conversely, may find the development less aligned with luxury positioning expectations, though astute investors recognise that value-based property investments often deliver superior risk-adjusted returns compared to premium-priced alternatives.

Financing and Affordability

At typical entry prices around S$550,000, Total Debt Service Ratio calculations remain favourable for households with combined incomes exceeding S$7,000 monthly. Banks apply a 30% TDSR ceiling to HDB property financing, meaning a household with S$10,000 combined monthly income can service approximately S$3,000 in monthly debt obligations across all liabilities. A mortgage of S$440,000 at prevailing interest rates of approximately 3.5% generates monthly obligations around S$1,980, leaving meaningful headroom within TDSR thresholds and capacity for other financial commitments.

First-time buyers qualifying for HDB concessional loans benefit from preferential interest rates and extended amortisation periods compared to private bank financing, effectively reducing monthly cashflow pressure and improving overall loan serviceability. The affordable entry price of units at this development means that many eligible buyers will qualify for financing without requiring excessive down payments or relying on parental gifts.

Estate Character and Community

Punggol's transformation from industrial fringe to thriving residential precinct represents one of Singapore's most successful estate development narratives. The surrounding neighbourhood has evolved into a multi-generational community with established schools, recreation clubs, and social institutions that support diverse family structures and life stages. This maturity distinguishes the estate from newer towns where infrastructure and community identity continue crystallising, offering residents the reassurance of proven planning outcomes and established neighbourhood character.

The estate's waterfront positioning along Punggol Reservoir provides recreational amenities and green space that enhance the quality of life for residents. Regular cycling pathways, jogging tracks, and waterside parks create outdoor engagement opportunities that support physical wellbeing and social connectivity. These environmental amenities have become increasingly valued by urban professionals seeking work-life balance and by families prioritising safe outdoor recreation spaces for children.

Market Outlook and District Dynamics

The broader Punggol corridor is experiencing sustained economic and infrastructural development that supports medium-term property value stability. The completion of the Punggol Coast shorefront development, ongoing commercial node expansion, and the strategic positioning of the precinct within Singapore's eastern growth corridor suggest continued investment in community infrastructure and service provision. This sustained development cycle typically supports steady appreciation in property values across the broader estate, with MRT-proximate developments like 128C Punggol Field Walk positioned to capture disproportionate benefits from improved connectivity and reduced commute friction.

Future supply pipeline considerations are relevant for investors evaluating long-term value retention. The Housing Development Board has signalled continued new development in the Punggol area to meet housing demand from a growing population, though new launches are typically positioned at premium pricing relative to mature estates. This supply dynamic suggests sustained demand for affordably-priced resale properties at established developments, supporting the resale market for units at 128C Punggol Field Walk over the medium term.

128C Punggol Field Walk represents a fundamentally sound housing proposition for buyers valuing transport connectivity, affordability, and community infrastructure maturity. The development's positioning within a well-established estate, combined with genuine MRT proximity and competitive pricing, supports its appeal across multiple buyer demographics. Whether evaluating the purchase as a primary residence, an investment property, or an upgrading step within a residential progression, the development warrants serious consideration within any comprehensive property search focused on the eastern zone.

Frequently Asked Questions

What is the estimated gross rental yield for a property at 128C Punggol Field Walk when purchased at current asking prices?

Gross rental yields for properties at this development typically range between 2.8% and 3.8% depending on unit configuration, floor level, and renovation standards applied. A three-bedroom unit purchased at S$550,000 and rented at competitive market rates of S$2,100 to S$2,400 monthly would generate gross yields approximating 4.5% to 5.2% before accounting for property tax, maintenance contributions, and agent commissions. The development's proximity to Coral Edge LRT Station supports consistent tenant demand from working professionals and young families with flexible location requirements, reducing extended vacancy periods and stabilising yield realisation across typical market cycles. Investors should note that yields vary materially based on internal unit positioning, with corner units and those offering improved natural light typically commanding rental premiums of 5% to 8% relative to standard stack configurations.

How does the per-square-foot pricing at 128C Punggol Field Walk compare to recent market transactions in Punggol?

128C Punggol Field Walk trades at approximately S$600 to S$650 per square foot across available inventory, positioning it competitively within the Punggol resale market relative to comparable three-bedroom HDB units from the same era and development phase. Recent transactions in adjacent developments have ranged between S$580 and S$680 per square foot, with variation driven primarily by MRT proximity, floor level, and specific unit configuration. The development's position as a mature estate with established community infrastructure supports stable pricing relative to newer developments, where premium positioning reflects modern amenities and reduced lease decay perception. Buyers should note that per-square-foot pricing escalates notably for units offering exceptional positioning (high floors, corner locations) or those having undergone significant renovation prior to listing, suggesting that astute acquisition of standard configurations represents superior value proposition relative to pre-renovated stock.

What is the Additional Buyer's Stamp Duty cost for a Singapore Citizen purchasing a second residential property at this development?

For a Singapore Citizen acquiring a second residential property at 128C Punggol Field Walk, Additional Buyer's Stamp Duty is levied at 20% on the purchase price, applied on top of the standard stamp duty obligations. For a property purchased at S$550,000, the ABSD cost would amount to S$110,000, materially increasing total acquisition cost and requiring careful cashflow and financing planning before proceeding. This duty is non-refundable and must be paid before the property can be transferred to the buyer's name, effectively reducing available capital for down payment or renovation upon purchase completion. Second-property buyers should incorporate ABSD into their total cost-of-acquisition modelling when evaluating investment returns, as this 20% uplift meaningfully impacts yield calculations and break-even timeframes for property appreciation. Investors evaluating multiple property acquisitions should consult tax advisors regarding optimisation strategies, though the ABSD obligation applies uniformly across all second residential property purchases by Singapore Citizens regardless of property type or location.

What is the lease decay risk for properties at 128C Punggol Field Walk, and how does remaining lease duration affect resale value?

128C Punggol Field Walk properties operate under HDB's standard ninety-nine-year leasehold tenure, with specific units' remaining lease duration varying based on their original grant date and current age. As lease duration decays, particularly below the sixty-year threshold, property values moderate significantly as buyer demand contracts and financial institutions apply stricter lending criteria. Properties with remaining lease below forty years typically experience accelerated value discounting, with approximate loss of 10% to 15% in absolute value for each five-year reduction in lease duration as the lease term approaches expiry. Current market conditions mean that properties with seventy to eighty years remaining lease retain relatively strong capital value, though buyers should anticipate that appreciation rates may moderate compared to properties with longer lease buffers. For investors with holding horizons exceeding fifteen years, lease decay represents a material consideration, and purchase prices should reflect conservative assumptions regarding end-of-hold resale value when lease duration has declined further.

How does proximity to Coral Edge LRT Station impact demand and capital appreciation for properties at 128C Punggol Field Walk?

Proximity to Coral Edge LRT Station has historically been the primary driver of demand and capital stability for properties at this development, with MRT-adjacent units consistently commanding 5% to 8% premiums relative to properties requiring longer walking times to alternative transport links. The two-minute walk to Coral Edge LRT positions residents within the optimal accessibility envelope, supporting both primary residence appeal and consistent tenant demand from working professionals prioritising commute efficiency. This transport advantage has historically supported capital appreciation above the broader Punggol average during market upswings, whilst providing relative resilience during property cycle downturns by maintaining consistent tenant demand and buyer interest from transport-sensitive demographics. Future enhancement of the Punggol East Line and the broader Punggol Coast development may further amplify the transport advantage by improving cross-town connectivity and reducing commute friction to emerging employment nodes, potentially supporting additional capital appreciation as the value of time-savings compounds across broader buyer demographics.

Is 128C Punggol Field Walk suitable for high-net-worth buyers, upgraders, first-time buyers, and investors, or is it optimised for specific buyer profiles?

128C Punggol Field Walk is optimally positioned for first-time buyers transitioning from rental to ownership, upgraders seeking additional space without proportionate price escalation, and yield-focused investors evaluating rental income stability. First-time buyers benefit from the development's affordability, the absence of construction defect risk inherent to mature developments, and the certainty of established infrastructure and community amenities. Upgraders gain meaningful additional living space through a step-up purchase that maintains affordability and retains strong resale fundamentals, supporting subsequent progression to larger properties or premium locations. Investors recognise that the development's value positioning, combined with consistent tenant demand supported by MRT proximity, delivers superior risk-adjusted returns relative to premium-priced properties where appreciation potential is constrained by elevated entry valuations. High-net-worth buyers, conversely, typically view this development as misaligned with luxury positioning expectations and brand cachet priorities, though sophisticated investors occasionally recognise value-based HDB properties as portfolio diversification vehicles offering uncorrelated returns to residential property norm and attractive yield characteristics relative to alternative asset classes.

What TDSR headroom exists for typical buyer profiles at 128C Punggol Field Walk's current price points, and how does this affect financing availability?

At typical entry prices of S$550,000, a household with combined annual income of S$120,000 (approximately S$10,000 monthly) can service a mortgage of S$440,000 with monthly obligations around S$1,980 at prevailing interest rates of 3.5%, consuming 19.8% of gross household income and leaving substantial TDSR headroom within the 30% regulatory ceiling. This configuration allows households to accommodate additional financial commitments including consumer loans, hire-purchase obligations on vehicles, and credit card facilities without breaching lending criteria or triggering enhanced affordability assessments from financial institutions. First-time buyers qualifying for HDB concessional loan schemes benefit from preferential interest rates and extended amortisation periods, further reducing monthly debt servicing and improving overall loan serviceability relative to private bank financing. A household with combined income of S$7,500 monthly remains able to finance a property at the development's typical entry price with modest down payment contributions, though those with income below S$6,500 monthly will likely encounter tighter TDSR calculations or elevated down payment requirements, potentially necessitating parental co-borrower arrangements or access to HDB's additional concessional schemes for qualifying buyers.

How does 128C Punggol Field Walk compare to nearby competing HDB developments in terms of value, amenities, and resale fundamentals?

128C Punggol Field Walk competes directly with other established HDB developments in the Punggol corridor including Edgedale Plains, Punggol Point Road, and Tanjong Katong clusters, with relative positioning driven primarily by MRT proximity, unit configuration, and age-related lease decay. Edgedale Plains, located approximately 800 metres from Coral Edge LRT, typically trades at 3% to 5% discount relative to 128C Punggol Field Walk due to extended walking times to the station, whilst Tanjong Katong cluster properties at equivalent lease stages command slight premiums reflecting their waterfront positioning and perceived estate character advantages. Neighbouring developments at similar MRT distances present direct competition, with pricing differentiation driven by specific unit configuration, floor plate efficiency, and historical transaction velocity rather than fundamental development characteristics. The relative maturity of competing estates means that pricing across the broader neighbourhood has consolidated within a narrow band, suggesting that buyer selection ultimately pivots on specific unit characteristics (floor level, view orientation, renovation condition) rather than development-level differentiation. Investors evaluating the broader Punggol landscape should note that 128C Punggol Field Walk's established infrastructure, proven tenant demand, and consistent resale activity provide confidence regarding market stability comparable to competing products in the immediate vicinity.

Which unit stacks, floor levels, or positions within 128C Punggol Field Walk offer optimal value relative to premium-priced alternatives?

Mid-stack positions on levels five through nine typically represent optimal value within 128C Punggol Field Walk, offering material privacy advantages relative to lower floors whilst avoiding the elevated pricing premiums applied to units on floors thirteen and above. Lower floors (levels two through four) often trade at 3% to 6% discounts relative to mid-stack equivalents, reflecting historical buyer preferences for elevated positioning and improved privacy, yet offer practical functionality for elderly residents, those with mobility considerations, and households with young children who benefit from proximity to void deck play areas. Corner units command premiums of 5% to 8% relative to standard stack configurations due to improved natural light, superior ventilation, and enhanced spatial perception within living areas, with these premiums typically justified by improved tenant appeal and reduced vacancies for investment-purpose acquisitions. Standard internal stack units represent the highest pure value proposition on absolute price-per-square-foot basis, though investors should recognise that the modest discount reflects real market preferences and may correlate with slightly extended leasing periods or marginally lower rental yields relative to corner positions. Buyers seeking optimal capital appreciation potential should focus on mid-stack corner units, which balance lifestyle appeal against moderate premium pricing and historically demonstrate strong resale velocity.

What is the future housing supply pipeline for the Punggol district, and how might new development affect resale demand for properties at 128C Punggol Field Walk?

The Housing Development Board has signalled ongoing new development across the Punggol precinct to accommodate growth in Singapore's resident population, with new launches anticipated across multiple sites including the Punggol Coast shorefront development and adjacent precincts over the coming five to ten years. These new developments typically command premium pricing relative to mature estates, reflecting modern amenities, reduced lease decay perception, and enhanced design standards, which typically positions them at 15% to 25% price premiums relative to comparable resale units at established developments. This supply dynamic suggests sustained demand for affordably-priced resale properties at mature developments like 128C Punggol Field Walk, as buyer budgets remain constrained and price-sensitive purchasers gravitate towards established stock offering superior affordability and proven community infrastructure. The broader Punggol corridor's continued investment in commercial and retail infrastructure, combined with ongoing transport improvements and the strategic positioning within Singapore's eastern growth zone, suggests that district-level demand fundamentals remain robust across market cycles. Investors should recognise that whilst new supply may moderate aggressive capital appreciation, the value positioning of resale properties at 128C Punggol Field Walk provides natural demand support and suggests that secondary demand from budget-conscious buyers will sustain market participation over the medium to long-term investment horizon.

[For Sale] Hdb Flat At 128C Punggol Field Walk — From S$550K