Project Tour

HDB Reviews Waterfront II @ Northshore Review: Stunning Sea Views And Unique Layouts But Is Far

  • March 28, 2022
  • 30 min read
Waterfront ii Punggol Northshore 24 seaview

Reviewed by Sean on March 28, 2022

What we like
  • Self-sustaining development that's integrated with Northshore Plaza
  • Seafront living at affordable quantum
  • Unique layout plans and good unit mix
  • Next to the Park Connector
  • Underground parking with direct access to your block
What we don't like
  • Far from the MRT
  • Quite a walk to the LRT
  • Very far from the city centre
  • Development facilities could be better
Project: Waterfront II @ Northshore
HDB Town Punggol
Address: 419A-D, 420A-D Northshore Drive
Lease Start Date: 2021
No. of Units: 903

While Waterfront II @ Northshore (sometimes referred to as Punggol Northshore to refer to both Waterfront I & II) isn’t our first waterfront HDB to be reviewed, it is very distinct because of its sweeping unblocked views of the sea as it is very rare for an HDB. Just have a look at the other waterfront HDBs in Punggol to compare for yourself (Waterway Terraces and Punggol BayView).

But what’s the real difference, you may ask.

Well, it’s the first HDB to be right next to the sea, giving certain residents here the privilege of having unblocked and direct sea views. Just take a look at this video from our Living In series to see what I mean, the views are just absolutely majestic.

As a result of this, many homebuyers in the future who are looking for unblocked sea views will likely scour the north-facing HDBs along this stretch for their ideal home. With a limited supply, it would be interesting to see how resale prices here play out in the future.

However, despite all the buzz about the views, there are concerns here to think about – with the primary one being its location. For some, staying in Punggol is a tough pill to swallow given how far it is from the city centre – and the Punggol Northshore area is a faraway place within Punggol itself (being by the sea has its disadvantages).

So if you are looking for a waterfront property, should Waterfront II @ Northshore be a serious consideration? Let’s find out in our usual HDB tour!

Waterfront II @ Northshore Insider Tour

I’ll admit, arriving at the Punggol Northshore BTOs (Waterfront I & II @ Northshore) does leave you with a tinge of excitement. There is no grand reveal upon arrival since the main attraction (the sea views) are pretty much hidden behind the development and away from the main road, leaving you in anticipation.

Waterfront ii Punggol Northshore 91 block view

Finding Waterfront I & II could be a little confusing though. From the outside, there was no development signage which I’m more accustomed to seeing. Somehow, having the name does establish some form of presence. I’m always reminded of the large signs that greet visitors and residents when turning into SkyVille@Dawson – it is quite a sight that makes the HDB feel more special.

skyville@dawson entrance

Turning in from Northshore Drive, you are greeted by a decently-sized ingress and egress. On both sides, you’ll notice the development name “Waterfront II @ Northshore” etched onto the directional board.

Waterfront ii Punggol Northshore 88 entrance driveway

From here, it’s not very apparent where the drop-off points are. Instead, you’ll find the ramp down the basement car park straight ahead.

Turning left and heading further into the development, you’ll find two drop-off points here.

Waterfront ii Punggol Northshore 94 drop off area

The first is located at block 420C. This is the secondary drop-off point which is close to the basement car park exit point. From here, you’ll see that it adopts a roundabout design, allowing drivers to seamlessly pick up and drop off passengers which is much better than having to do 3 point turns. It’s also sheltered, probably a must at this stage for any drop-off to be considered decent.

Waterfront ii Punggol Northshore 96 drop off seating

The drop-off here has a good amount of seating provided, but what’s interesting here is the seat design. Usually, you’ll see benches with a full backrest or no backrest at all, but this one seems to be a hybrid between the two. Well, I’m all for having a least some form of back rest. Sitting on a bench without any backrest can be tiring after a while, not to mention the stress it puts on your body – an even more pertinent point for the elderly!

Waterfront ii Punggol Northshore 98 drop off seating

While I do appreciate the ample number of dropping points here, do bear in mind that the lane is wide enough for just 1 vehicle at a time like most other roundabouts. I do prefer drop-offs that allow for overtaking, such as the one at Trivelis, and with just 2 drop-off points for 8 blocks, some drivers may end up having to wait for others to move on.

trivelis dbss drop off

Another thing to note here is the number of dedicated loading and unloading lots:

Waterfront ii Punggol Northshore 84 parking entrance

This is particularly handy for delivery companies dropping items off – whether it’s groceries or construction material. But before you chalk this unique point out as something positive, I must add that this is more of a compromise than a plus.

Waterfront ii Punggol Northshore 154 blocks
A narrow one-way service road runs through the development with no drop-off or loading/unloading lots.

Since there are only 2 drop-offs here, some blocks are actually located quite far from these points. Where many HDBs have dedicated loading/unloading bays near the respective blocks, Waterfront II @ Northshore only has 2 which are situated on the north side. This could be quite a hassle since these deliveries have to be wheeled over. Of course, delivery vans could use the basement car park which I’ll get to later, but bigger vehicles would not have this option.

Waterfront ii Punggol Northshore 121 drop off point

Heading eastwards, you’ll find the main drop-off point. It sports a similar roundabout design with the same dedicated delivery vehicle lots too. It’s also nicely sheltered and comes with ample seating in the same quirky style as the other drop-off.

Waterfront ii Punggol Northshore 123 drop off roundabout

I’d like to highlight that the landscaping at the main drop-off point is really well done. As the main arrival area of the development, having a centrepiece like this sets the tone for any visitor or resident coming home. It’s crucial for luxury homes, nice to see in mass-market condos, and definitely a bonus in HDBs. So it’s a surprising welcome for me here!

Waterfront ii Punggol Northshore 120 drop off driveway

You can really see the different shades of greenery that are meticulously planted within 3 neatly layers, with what I think is an excellent choice of trees that go very well with the theme of the development. Very welcoming indeed!

The downside to having just 2 drop-offs is obvious – residents staying in blocks away from these points would need to be picked up or dropped off along the service road if they want to alight right at the foot of their block. This could be an issue during wet weather.

Waterfront ii Punggol Northshore 69 carpark

Up next, we have the basement car park. This car park is unique in that it connects to Waterfront I – another similar development next door, as well as Northshore Plaza II 0 a neighbourhood mall. It has 2 entrances and exits – one is located at Waterfront I @ Northshore and another at Waterfront II @ Northshore.

Waterfront ii Punggol Northshore 67 carpark

Given how common multi-storey car park structures are in HDBs, the underground parking here really does not feel like I’m in an HDB estate at all. It really feels more like a car park in a shopping mall. Not that there’s anything good or bad here – it’s just different.

Waterfront ii Punggol Northshore 68 motorcycle parking

One aspect that really gives this feeling is the light indicator above each lot – a common sight in a commercial car park.

Waterfront ii Punggol Northshore 72 block 419d entrance

I also like the beach theme going on here that clearly colour codes and labels each block – making it easy for residents and visitors to find their way around here.

Waterfront ii Punggol Northshore 70 parking airway

Drivers would also be glad to know that while it is an underground car park, the air wells here are very wide and lets an ample amount of sun in. As such, there is no musty car park smell that’s common in a fully underground car park that depends on mechanical ventilation.

Waterfront ii Punggol Northshore 71 block 419d

Since this car park is underground, there is really no need for any link bridges here. Unlike HDBs where you’ll need to walk from the car park to your block, residents can easily park directly below their block and take the lift up. This is an unparalleled level of convenience that few HDBs provide, so buying a unit here is also buying into such a convenience!

Waterfront ii Punggol Northshore 62 top view of block

As there is no multi-storey car park, there isn’t a car park rooftop garden. Residents looking for greenery wouldn’t be disappointed though, as all blocks here have some form of greenery on different levels – an even better proposition than having it atop the car park. Do note that some blocks have more than others – notably those that are facing the road (probably to compensate for the lack of a sea view?).

Waterfront ii Punggol Northshore 18 blocks near the sea

I was not able to access these gardens given how new the development is, so my commentary on it would be quite short. Overall, I can see plenty of greenery here, and there is outdoor seating available too!

Waterfront ii Punggol Northshore 16 roof garden renovation

The area is quite windy considering its right next to the sea, and the vast open space allows residents to enjoy the panoramic sea view.

Waterfront ii Punggol Northshore 23 seaview
Waterfront ii Punggol Northshore 24 seaview

And this is, without doubt, the highlight of the development. You’ll easily find photos and videos of residents showing off showcasing their direct sea views from their homes. This is unprecedented for an HDB. Units do not even have to be on a sufficiently high floor to overlook the sea due to how close it is to it, with only a narrow park connector strip separating the development from the sea.

Waterfront ii Punggol Northshore 65 top seaview

There are some downsides to being close to the sea though. Residents at Punggol have given us feedback that due to the proximity to the sea, rust and mould are more noticeable. Certain smells are also pungent and probably hazardous due to the industrial area at Pasir Gudang, resulting in some residents even closing off their windows and balconies for most of the day.

Waterfront ii Punggol Northshore 64 top seaview

Even though this property is still far from its first MOP, buyers in the future should pay close attention to the environment on viewing – opening the windows on both ends to have cross ventilation so that you can better gauge the living environment, assuming you’re one to prefer natural ventilation.

Waterfront ii Punggol Northshore 9 seaview

Some have also commented that even though there is a sea view, it’s definitely not comparable to the one at East Coast since the horizon is more beautiful as compared to looking at Johor’s industrial sector.

And to that, I’d say that we really can’t be complaining that much since we are talking about subsidised housing here. A sea view like this is way better than looking into your neighbour’s home which is the case for most HDB flats. Of course, if it’s between a sea view that’s decent (but not fantastic) or an amazing greenery view such as the one at SkyParc @ Dawson, then the choice is clear.

pasir gudang chemical spill
Source

My only concern would be its proximity to the industrial area which could pose a health concern during freak accidents. It’s not as uncommon as you may think. In 2019, Pasir Gudang faced a chemical spill that was a result of the illegal dumping of toxic waste. A recent fire also broke out at a factory there, resulting in a fireball observed on the mainland. While it is still some distance away, buyers who are health conscious (especially young parents) may want to factor these negative traits in. That’s 2 major incidences in 3 years, who knows what else really goes on that’s not reported?

Now that you’ve seen the rooftop gardens and sea view, let’s head back down to check out the facilities that Waterfront II @ Northshore has to offer!

There are two areas where the facilities are held – one at the centre of the development, and the other located on the extreme east side.

Waterfront ii Punggol Northshore 55 construction

Unfortunately, the facilities on the east side are also incomplete, so there isn’t much to say here. From the plans though, it looks like a good green buffer between Waterfront II @ Northshore and the neighbouring development!

At the heart of the development, you’ll find the playground and fitness areas.

Waterfront ii Punggol Northshore 103 playground

There’s nothing really notable about the playground here. It’s relatively small in size too, so as the only playground for the entire development, this does feel inadequate. Time will tell if the opening of the other playground would make things better!

One thing that you should know is that the playground is flanked by two service roads. While there are barriers up, parents should still be mindful of their little ones since it’s easy to run through them given they aren’t solid barriers.

Waterfront ii Punggol Northshore 104 bench seating

Those supervising their children would also be glad to know that seats are provided. However, there is no shelter here, so there isn’t much comfort to expect during hot days.

Waterfront ii Punggol Northshore 102 fitness station

Next, we have the fitness area – both the adult and elderly fitness equipment are combined into one. There really isn’t much to say here except that the facility on offer here is rather small, possibly inadequate. Again, this could be compensated by the newer facilities on the east end – something that we have yet to look into!

Waterfront ii Punggol Northshore 101 sheltered seating

Like the playground, there are seating areas too to just relax or to catch your breath. These ones are sheltered so it’s great for those who want to get some respite from the hot sun/wet weather.

Next up, we have the precinct pavilion. This one is quite special because unlike most pavilions that are located on the ground, this one is on the second storey.

Waterfront ii Punggol Northshore 81 link bridge walkway

There are pros and cons to this. The con is it’s just harder to reach since it’s on the second level, so it’s a little more obscure for visitors who are not acquainted with the place. Moreover, I did not spot any lift access at block 420 where the pavilion is, so a huge question mark remains on just how accessible this place really is. It’s likely that visitors are expected to head up to the residential block and connect through the linkway to block 420. This does mean more traffic along the common corridors for residents on these levels.

Waterfront ii Punggol Northshore 86 block link bridge

For residents who eventually move in and get to see the site, please do let us know what it’s really like here!

Waterfront ii Punggol Northshore 82 facade

Another thing to note is that it’s also very close to the neighbouring blocks, so residents near the pavilion would undoubtedly face lots of noise when events are held here.

The good thing about being higher up is simply the view. From the picture, you can tell that the sea view is visible from here. It may not be as breathtaking as the view from the rooftop garden, but having a view is certainly better than no view!

Now that we are done with the facilities, let’s check out what the common corridor looks like.

Waterfront ii Punggol Northshore 117 entrance

Heading to the block, you’ll find the void deck to be quite modern looking. It’s a very open space but doesn’t feel empty since the floors are nicely tiled and there are no dead ends here.

Waterfront ii Punggol Northshore 41 seating

There are also some chairs and tables here that has a nice modern design that goes well with the overall theme of the development. Overall, it’s a much more welcoming environment, and the little details here really make a difference. I certainly hope to see this in more HDBs moving forward!

Waterfront ii Punggol Northshore 40 letterbox

The lift lobby is also quite open and spacious, with 2-4 lifts serving 4-10 units per floor (depending on the block).

Waterfront ii Punggol Northshore 27 lift

Heading up to the common corridor, you’ll find that the stacks here are quite well spaced out. Each unit has sufficient space out front to house things like a shoe rack. The corridor is also sufficiently spacious and does not feel claustrophobic since it opens up to the view outside.

Waterfront ii Punggol Northshore 20 corridor

As with most HDBs with long corridors, certain units have windows facing the corridor itself. This does pose a privacy issue, but in most cases, this would be the service yard where privacy is not tantamount.

Waterfront ii Punggol Northshore 22 corridor units

Overall, the development was just built (and still being built in some places), so only time would tell whether or not the development would be well-maintained. My thoughts are that due to its proximity to the sea, perhaps repainting would be needed faster than other HDBs further inland!

Waterfront ii Punggol Northshore 19 corridor

The final point I’d like to touch on is the amenities here. Waterfront II @ Northshore is thankfully a self-sustaining development. I know you have not yet seen any amenities located on the first floor of any of the blocks yet, but this is again something unique about this development.

Waterfront ii Punggol Northshore 1 view of Northshore Plaze from tracks

That is because the development is situated right next to Northshore Plaza II and as mentioned, even shares the same car park!

Waterfront ii Punggol Northshore 7 Northshore Plaza 2

In the words of HDB:

Northshore Plaza is the first seafront New Generation Neighbourhood Centre to be built in an HDB estate, offering residents a unique waterfront shopping experience. It houses a supermarket, food court, restaurants, eateries, shops, childcare centre, and enrichment centres.

HDB
Waterfront ii Punggol Northshore 149 Northshore Plaza

The mall is really more of an essential component to Waterfront II @ Northshore considering how far-flung it is, so it’s great to see that the HDB considered and followed through with this necessary infrastructure.

Residents can also connect directly to the mall via levels 1 and 2 (level 2 link bridges are unsheltered).

Waterfront ii Punggol Northshore 6 blocks

The tenants slated to come on board is also something that residents can look forward to, including a Daiso and a Guardian.

Waterfront ii Punggol Northshore 4 overpass

Just opposite Northshore Plaza II is Northshore Plaza I which is more mature and has more shops opened. It currently houses a Mcdonald’s, HaiDiLao Hot Pot and an Anytime Fitness gym!

Waterfront ii Punggol Northshore 2 Northshore Plaza I
Read this next punggol bayview review

Waterfront II @ Northshore Location Review

Waterfront II @ Northshore’s location is good and bad, depending on your own priorities and viewpoints. Let’s start with the good. It’s nice to be by the sea given the waterfront living lifestyle. However, it’s bad that it’s by the sea given how far it is from the transport nodes built to accommodate other Punggol residents further in.

Waterfront ii Punggol Northshore 8 seaview

As a result of this, the neighbourhood malls Northshore Plaza I & II have come about to provide the much-needed amenities here, making it a self-sustaining area. It’s great if you don’t have to travel to work much or work in Punggol, however, having to travel out of the estate could be a real hassle.

Waterfront ii Punggol Northshore 32 walkway seafront

While all this looks quite gloomy, Waterfront II @ Northshore does offer immediate access to the Park Connector. The Park Connector is the only buffer between the sea and the development, as a result, most units would have the enviable waterfront view right at their window.

Waterfront ii Punggol Northshore 30 walkway seafront

Residents can undoubtedly connect to the Park Connector seamlessly from within the development, and numerous paths lead up to it.

Waterfront ii Punggol Northshore 29 pathway

And as the area is quite new, some parts are still lacking in the landscaping department and it would be exciting to see this area mature over time.

Waterfront ii Punggol Northshore 36 walkway

Since cycling is probably what a lot of residents would do here, it’s natural to find bicycle parking spots.

Waterfront ii Punggol Northshore 28 bicycle parking

That being said, the spots I came across are fully utilised at the moment, so those looking to park their bicycles outside their unit would probably have to use the corridor since the space in front would likely encroach into their neighbour’s common area.

Waterfront II @ Northshore Public Transport

Bus stationBuses ServicedDistance From HDB (& Est. Walking Time)
Punggol View Pr Sch382, 382G, 50200m (3 min walk)
Blk 301A84280m (3 min walk)

Closest MRT: Punggol MRT station; About 10 min by LRT + walk (depending on the block). While Punggol Coast MRT is coming up, it’s still quite some distance away. Residents would be better off taking the LRT to Punggol MRT.

Treelodge@Punggol Punggol MRT

Getting to the MRT is 3 LRT stops away, with the nearest station being Samudera LRT station via Northshore Plaza. The good news is that this is a sheltered journey throughout, so residents do not have to worry about braving the wet weather when travelling.

Waterfront ii Punggol Northshore 3 lrt

However, it is about a 5-8 minute walk away to the LRT – a distance that’s quite acceptable. The only issue with taking the LRT is just the time it takes to get to the main MRT station, not to mention the queues that form during peak hours.

Waterfront ii Punggol Northshore 151 road construction

There is also an option to take the one and only bus service that ply along Northshore Drive: bus 384. It’s 5 stops away from the main station and about an 8-minute ride, so it should take about the same amount of time as the LRT if you include the walking time.

Waterfront ii punggol northshore bus
Source: busrouter.sg

Private Transport

Key DestinationsDistance From HDB (& Est. Peak Hour Drive Time)
Raffles Place20.9 km (29 min drive)
Orchard Road20 km (29 mins drive)
Suntec City20.1 km (27 mins drive)
Changi Airport17.6 km (25 mins drive)
Tuas Port49.1 km (1 hr and 7 mins drive)
Paya Lebar Quarters14.2 km (21 mins drive)
Mediapolis29.4 km (36 mins)
Mapletree Business City28.9 km (38 mins)
Tuas Checkpoint45.5 km (1 hr and 1 min)
Woodlands Checkpoint23.3 km (31 mins)
Harbourfront Cluster26.7 km (33 mins)
Punggol ClusterWithin Punggol

Immediate road exit:
Northshore Drive

Summary:
Driving is almost essential if you choose to live here unless you do not mind the long commute or work close by. Its location on the outskirts of Punggol makes the car journey rather arduous given it is the furthest from the expressway entry. While things have improved over the years, bear in mind that traffic congestion is still an issue within the estate.

Groceries

Name of Grocery ShopDistance from HDB (& Est Time)
Giant Supermarket (Northshore Plaza I)250m, 4-min walk

Schools

Educational TierNumber of Institutes
Preschool4
Primary School (within 1km)7
Secondary School5
Junior College1
Polytechnics0

Preschool

Skool4Kidz Centre – Within the development

MOE Kindergarten @ Valour – 270m (3 min walk)

School4kidz Centre – 450m (6 min walk)

My First Skool – 550m (7 min walk)

Primary School

Northshore Primary School – 300m (4 min walk)

Punggol Cove Primary School – 1.1m (14 min walk)

Punggol View Primary School – 1.4km (17 min walk)

Punggol Green Primary School – 1.7km (19 min walk)

Oasis Primary School – 1.7m (19 min walk)

Valour Primary School – 1.8km (20 min walk)

Edgefield Primary School – 1.9km (21 min walk)

Secondary School

CHIJ St. Joseph’s Convent – 18 min by bus

Edgefield Secondary School – 1.1km (13 min walk)

Compassvale Secondary School – 24 min by bus.

Greendale Secondary School – 1.5 km (18 min walk)

Punggol Secondary School – 900m (10 min walk)

Junior College

Tampines Meridian Junior College – 27 min by bus (requires 1 transfer)

Waterfront II @ Northshore Additional Pointers

Punggol Digital District (PDD)

This is, without doubt, the most exciting transformation to look forward to in Punggol.

Punggol Digital District Changes
Master Plan changes from 2008 – 2019

Over the past 12 years, you can see a lot of exciting changes happening to the Punggol area, so it’s very safe to say that this district has a lot more potential going forward – namely the Punggol Digital District.

punggol digital district illustration
Artist impression of the PDD

The Punggol Digital District will provide major support for Singapore’s drive towards being a “Smart Nation”. The district is set to bring about over 28,000 jobs in the area via the integration of Singapore Institute of Technology (SIT) and JTC’s Business Park, serving mainly the Cybersecurity and digital technology industry.

Punggol Digital District

But it’s not just jobs and an increase in rental demand that residents can look forward to. More retail and dining amenities can also be expected, especially along the eastern end of the “Campus Boulevard” which overlooks the waterfront.

punggol digital district connectivity

The largely undeveloped space would seamlessly integrate with the existing Park Connector Network that is also PMD-friendly. A new MRT station (Punggol Coast MRT U/C 2024) would also be opened there.

Still faces teething issues

For many years, residents at Punggol have been complaining of having to wait up to an hour to access the expressways (namely the KPE and the TPE). The situation was so bad that the LTA even brought forward the extension of Punggol Central Road by almost 1 year.

LTA graphic punggol central link

As the estate continues to grow in size (it has an estimated 187,800 residents as of September 2019, I would think that Punggol still has some way to go in terms of improvement in connectivity and amenities, which brings me to my next point.

More amenities & connectivity coming up

Punggol Town Hub
Punggol Town Hub coming up nicely

Punggol will soon see some exciting new amenities including the Punggol Town Hub and the Regional Sports Centre.

The town hub will feature a public library as well as a hawker centre and a childcare centre. It will also offer large viewing decks for visitors to admire the surrounding areas.

Yes, this is the feature that got many residents here to say “finally, we have a hawker centre!”.

The Regional Sports Centre will boast 5 pools and an over 5,000-seater football stadium.

cross island line punggol extension

In addition, the upcoming Cross Island Line will connect with Punggol MRT, making it an interchange on its own. This will give even greater access to residents here who want to visit the east as it reduces the existing travel time from 40-45 minutes down to just 15-20, and it will be ready by 2031.

Waterfront II @ Northshore Development Site Review

Waterfront ii Punggol Northshore 127 facade

Waterfront II @ Punggol obtained its TOP in August 2021, making it less than 1 year old as of this writing. As such, the first units to reach the MOP is in 2026 – by then, Punggol would have been a lot more developed, so it would be exciting to see what prices would look like for one of Singapore’s best waterfront HDBs!

From the tour so far, you may have noticed some peculiar things about this development:

  1. Why are there designated parking lots along the drop-off point?
  2. Why does the development have an underground car park?
  3. Why are there only 2 drop-offs while all the other blocks do not have a drop-off point?
  4. Why is the playground/fitness areas combined and small in size?
  5. Why is the pavilion on level two?

The answer to this is obvious once you look at the site plan.

waterfront ii @ punggol northshore site plan

The land parcel here is seemingly narrow. With blocks located on both the northern and southern side, not a lot of room is left in the centre of the development for more facilities and transport infrastructure. As such, the development goes off-road in certain aspects that seem very common for other HDBs.

Waterfront ii Punggol Northshore 112 garden top view

While the development isn’t as open and spacious as others like SkyPeak @ Bukit Batok, there is quite a bit of greenery on the rooftop gardens that are scattered across the blocks as pointed out earlier, as well as the centre of the development.

Waterfront ii Punggol Northshore 110 garden walkway

Over here, you’ll find walking paths that are perfect for those who are looking to walk their pets or simply have a stroll without using the Park Connector.

Waterfront ii Punggol Northshore 108 carpark airway

You’ll also see the cleverly-designed air wells that connect to the basement car park here, with trees protruding out to break the concreteness of it.

Waterfront ii Punggol Northshore 141 blocks

Overall, the development is 8 to 26 storeys high, depending on the block and stack. It sports a nice bright yellow, grey and white colour combination which makes it very bright and cheery.

Waterfront ii Punggol Northshore 89 block design

At this stage, I’d like to highlight some unique features of this development. Do you notice something special about this floor here?

Waterfront ii Punggol Northshore 99 lower units

The level two units have higher ceilings compared to other units in the development! Usually, lower floor units tend to be less desirable due to lesser privacy and more noise, so this higher ceiling may very well help to compensate for this.

Waterfront ii Punggol Northshore 38 blocks

You should also know that certain stacks come with Juliet windows, particularly seafront-facing units. Not many HDB developments offer this, another that comes to mind is Waterway Terraces I & II. Can you see that alternate levels here have a sort of “balcony”

These are Juliet windows and they come with a safety balustrade fitted to the exterior of the building while the full-height window can slide open fully, giving the impression of openness. This helps with cross ventilation too!

Do note that only seafront units have this feature – the inner-facing stacks or those that face the road do not have this, adding to the premium nature of the seafront units.

And because of how close the development is to the sea, you won’t have to get on a high level to enjoy the views. The second level connects the blocks to one another via link bridges that also offer such a view:

Waterfront ii Punggol Northshore 45 pathway
Waterfront ii Punggol Northshore 46 seafront view

Residents/visitors can also just chill by the void deck to enjoy the sea breeze.

Waterfront ii Punggol Northshore 42 seating area

Finally, I’d like to highlight that the site plan indicates future amenities/facilities on the first level for stacks 607, 705, 707, 683 and 665. As the development is still rather new, I did not get a chance to showcase these, so if you stay here and do know what’s developed eventually, do let us know in the comments below!

Unit Mix

BlocksNo. of Storeys2 Room Flexi (Type 1)2 Room Flexi (Type 2)3 Room4 Room5 Room3GenTotal
419A08/18/25243843105
419B08/18/2026191863
419C08/18/2055261918118
419D08/18/2555263944164
420A19/257347120
420B15/19583593
420C15/19583593
420D26752448147
Total11010211538714148903

Waterfront II @ Northshore Stack Analysis

waterfront ii @ northshore best stacks

If it isn’t obvious at this stage, the best stacks are the sea-facing ones. It faces the Park Connector, so it’s not as noisy as facing the main road, and it faces the sea, so no one can really peer into your home either.

Here’s what the sea facing views look like from the unit:

Waterfront ii Punggol Northshore 155 seaview

Stacks facing the main road would be directly facing the opposite HDB, Northshore Residences II:

Waterfront ii Punggol Northshore 79 blocks

Inner-facing stacks do have quite a respectable distance between them at around 45 metres:

Waterfront ii Punggol Northshore 113 unit blocks

Do be mindful that stacks 601, 603, 605 and 607 faces the loading and unloading bay of Northshore Plaza II so do expect some noise throughout the day even though the stacks start from level 5. It’s likely that units here would have to contend with cigarette smoke too, particularly those on the lower floor (5-10) as drivers/workers take their break here.

Waterfront ii Punggol Northshore 126 driveway

Waterfront II @ Northshore Layout Analysis

2-Room Flat Type 1 (38 sqm)

waterfront ii punggol northshore 2 room flat type 1
ProsCons
Good sized kitchen, able to do plenty of cabinet space.Tight living, dining and bedroom space

2-Room Flat Type 2 (47 sqm)

waterfront ii punggol northshore 2 room flat type 2
ProsCons
Good sized kitchen, able to do plenty of cabinet space.Less ideal, bathroom entrance. Straight to the dining area.
Decent size Living, Dining and bedroom space.

3-Room Flat (67 sqm)

waterfront ii punggol northshore 3 room flat
ProsCons
Efficient dumbbell layoutTight master wardrobe
Good sized kitchen, able to do plenty of cabinet space on both sides of the wall.
Decent sized living, dining and bedrooms.

4-Room Flat (94 sqm)

waterfront ii punggol northshore 4 room flat
ProsCons
Efficient dumbbell layout.The main door opens straight to the dining/kitchen area; lacks privacy.
Spacious bedroom size
A good sized kitchen which allows great flexibility of space.

5-Room Flat (115/112 sqm)

waterfront ii punggol northshore 5 room flat
waterfront ii punggol northshore 5 room 1 1
ProsCons
Efficient dumbbell layoutThe main door opens straight to the dining/kitchen area; lacks privacy.
Spacious bedroom size
A good sized kitchen allows great flexibility of space.
Certain stacks come with balcony space; great for those that enjoy some outdoor area.

3Gen Flat (123 sqm)

waterfront ii punggol northshore 3Gen flat
ProsCons
Efficient dumbbell layoutThe main door opens straight to the dining/kitchen area; lacks privacy.
Spacious bedroom size
A good sized kitchen which allows great flexibility of space.
Unit comes with balcony space; great for those that enjoy some outdoor area.
Separated living and dining area.

Our Take

Waterfront ii Punggol Northshore 5 facade

I’ll admit – there’s a lot going on for Waterfront II @ Northshore. The sweeping sea views, the direct connection to Northshore Plaza II as well as having an underground car park. The multiple layers of rooftop gardens across all blocks also puts residents in easy reach of getting some fresh air and good views of the sea. It is a very unique proposition if the sea views are your highest priority.

Moreover, it’s right next to the Park Connector, an amenity I have always been fond of as it’s a fun, healthy and free way to exercise or just bond with your loved ones.

But while this is usually enough to keep me satisfied, I must say that the development isn’t really worth the buzz that the HDBs at Punggol Northshore gets. Objectively speaking, if you do not work nearby/in Punggol and are not interested in the sea view, then you could be better off looking at another development altogether considering how far-flung this development is from other estates/town.

And for those who are new to waterfront living at Punggol, it may be worth your time researching whether such an option is truly viable for you. Reports of chemical smell are commonplace enough to warrant some concern here, so even though the sea here isn’t pungent, the industrial area may pose a concern.

What this means for you

You might like Waterfront II @ Northshore if you:

  • • Want to live near the sea:Waterfront II @ Northshore is right next to the sea separated by just the park connector. You can’t really get any closer than this for an HDB!
  • • Want quick access to amenities nearby:With Northshore Plaza II integrated with the development, and Northshore Plaza I just opposite, residents can certainly look forward to lots of convenience here!

You may not like Waterfront II @ Northshore if you:

  • • Are concerned about pollution:Despite the sea view, Waterfront II @ Northshore does face the industrial area of Johor where residents have reported burning smells once in a while.
  • • Work in the central area:Residents would need to take the LRT, then the MRT to town – this can be a considerable amount of time over the years!
End of Review
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Sean

Sean has a writing experience of 3 years and is currently with Stacked Homes focused on general property research, helping to pen articles focused on condos. In his free time, he enjoys photography and coffee tasting.

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Masked rider
Masked rider

Pasir Gudang is the only reason you need to not buy a unit here for the long term. Who knows what 10 years or more of breathing in toxic smog is going to do to you and your kids’ bodies.

Stacked Homes
Stacked Homes

Thanks for sharing your thoughts! It’s true, a reader expressed regret staying here. It would be great to hear more of the resident’s true experience, though we think it’s not in their favour should they wish to sell some day!

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