Why Punggol Northshore Could Be The Next Hotspot In The HDB Resale Market

When I first heard the name Northshore, I thought it was some sort of holiday resort, or maybe an old school chalet. So it was quite a surprise to find out it refers to an HDB enclave; I like that these days HDB projects are called by names, rather than sounding like Japanese pop bands (e.g., 660C, 175B, 181A). 

But the idea of heading all the way to Punggol? I was quite sceptical, when I was told this is one of the best upcoming HDB enclaves that are about to join the resale market. But here’s the thing about supposedly ulu places: sometimes, they surprise you.

Because after spending an afternoon wandering around the Northshore cluster – especially the ones at Residences I & II and StraitsView –  I was left wondering whether we’ve been looking at “ulu” the wrong way this whole time; and I think I have a handle on why this particular HDB enclave is about to make big waves on the resale HDB scene. 

Northshore has one of the best HDB malls ever

Let’s get the obvious out of the way: there’s no MRT station right at your doorstep. But there’s the LRT (Samudera and Punggol Point stations), which gets you to Punggol MRT in minutes. And unless you absolutely need to be in town every single day, you’re honestly quite self-sufficient here.

Northshore Plaza I & II is part of the reason, and I think this is one of the best HDB malls I’ve ever seen.

I tend to think of this place as one mall, split apart by Northshore Drive, but across from each other. It’s got groceries, food (including an A&W for those of you who love that), clinics, enrichment centres, etc. I’ve lived in mature estates where you still need to take a bus just to buy milk; so this already challenges the idea of an “ulu” location.

Two other interesting things about this HDB mall are that it has a coastal view and a park connector just next to the mall. Second, it’s super-well integrated into the neighbourhood: there’s a linkway that leads directly to the nearby flats, on both sides.

You don’t even need to cross the road to get to the mall; it just goes straight to the HDB blocks. That’s definitely a big help if you have toddlers and need a pram, or you just don’t want your kids dashing across the road. 

My only concern is that malls in other parts of Punggol, like Waterway Point and Punggol Coast Mall, may have saturated the area. From friends staying in the area, I’m told more storefronts are vacant here these days; and the food court (Cantine by Kopitiam) looks much emptier after Punggol Coast Mall opened. 

I would hope the Haidilao stays open, for those late night family suppers*.

Update: I hope I didn’t jinx it, but I have some bad news. As some readers have pointed out, the Haidilao did in fact close down earlier this year (2025), and just a few months after my visit!

Schools and early childhood facilities are easy to get to 

Northshore Primary School, Punggol Cove Primary, and Valour Primary are all within this area, and most residents will be at most an LRT away. Several flats here may have multiple schools within one kilometre (though you’d have to check the exact postal code on OneMap.sg), but it does make Primary 1 registration a lot easier. 

This young estate was also meant to be family oriented. Besides childcare options in – you guessed it, Northshore Plaza again – there’s also PCF Sparkletots on the ground floors of a few HDB blocks. For those of you with toddlers, I noticed that the one at Block 402 Northshore Drive has infant care up to K2*.

*Update: I’ve recently been told by some residents and readers that I was mistaken, and classes only up to Nursery level! Apologies for that!

When you combine this with the park connector and the coastal scenery, this estate is clearly designed around younger families. My only gripe is the lack of nearby secondary schools (Edgefield Secondary and Punggol Secondary are the nearest, but both are beyond the one-kilometre mark.) 

I get that “younger families” means an emphasis on Primary schools, but it’s nicer if children don’t have to travel too far after Primary 6.

The level of connectivity makes it less “ulu” than it seems 

Despite being tucked in the north of Punggol, I ultimately found the commutes to be quite manageable. The estate is mostly served by Samudera LRT Station, which is directly linked via a sheltered walkway to Northshore Plaza (and by extension the surrounding flats, as I mentioned.)

Punggol MRT station (NEL) is only one stop away, so Waterway Point and Punggol Coast Mall are quite accessible. I think it’s an open secret that, these days, whatever you want to buy in town you can probably find in a heartland mall; so even though the MRT station is not within walking distance, there’s no real pinch of inconvenience. 

This doesn’t magically make distance disappear though. From Punggol MRT, I counted about 25 to 30 minutes to reach central locations like Dhoby Ghaut or City Hall, and about 45 minutes to get down to Outram Park near the CBD. 

It’s very convenient as a self-contained family enclave, but it’s still not for people who need to work in central areas. 

For bus access, a feeder bus service (Route 382) loops through the neighbourhood and to Punggol Temp Hub and MRT. For drivers, Northshore has a quick connection to the TPE, and if I were driving, I would take the KPE tunnel into the city. I didn’t drive to test the times, but I would estimate it’s about a half-hour to the Orchard area. 

One interesting difference is that Northshore, being a newer town, has the new barrier-free parking system. There’s no parking gantry with a dangerous arm swinging up and down to bash your car by accident: a camera scans your licence plate and auto-charges for parking. That’s it. 

This is so much more convenient since there’s no need to worry if your cash card is topped up. It’s a bit ironic that this non-mature area has this tech, whereas many mature areas are still waiting on it! 

This is the HDB town that most feels like a holiday resort

What truly sets Punggol Northshore apart is how purpose-built it is for families. For instance, there’s a series of sheltered walkways linking every block to the carparks, the LRT, and even the waterfront park. So, rain or shine, you don’t need to worry when your children (or any elderly parents) are out and about. 

As an example from a friend: in the morning, she walks her daughter to her childcare centre, goes to Northshore Plaza to get her groceries, swings by the coffee shop near her block, and then heads home without stepping out from shelter even once. 

I also saw a lot of pet owners taking their pups on these internal paths, which are safe and away from traffic. 

The estate also opens directly onto the Punggol Promenade Park Connector, and you can actually cycle from some blocks to Coney Island; it’s a pretty straight shot along the waterfront. The planners even added plenty of bicycle racks specifically for this.  It’s heartening to see features like this, in an age when we really need to get our kids off their game consoles. 

In an interesting twist, Northshore’s new, non-mature status is precisely what gives it a special charm. 

This is one of Singapore’s newer estates, and many of the flats here are only just reaching their Minimum Occupancy Period (MOP) about now; you can see some news about it here. But what’s equally fascinating to me is the sense of a budding community:

Over the past few years, the mall opened with much fanfare, the primary school started and saw its first graduating cohort, and community events like holiday bazaars and family carnivals have begun to pop up at the plaza. The residents here share that tight-knit, “first generation” bond that you only find in newer estates; and perhaps it helps when they’re waking up to sea breezes and distant ship horns. 

Of course, like any place, Northshore isn’t perfect 

It’s farther from the city centre, the amenities are still filling in, and a number of shops in the plaza have been turned over as Punggol’s retail/lifestyle scene continues to grow. But that’s also how they ended up with such a well-rounded mix now (the toy store gave way to a popular learning centre, and an empty lot became a nice family restaurant.)

I’ve also heard concerns about Punggol being close to Pasir Gudang, a heavy industrial (petrochemical) zone across the waters. Every now and then I do see discussions like this one on Reddit, or hear anecdotes about odd smells, allergies, etc. Unfortunately I’m not a doctor or scientist, so I can’t say if any of it is true; for all we know there were other causes in those situations. Most of the Punggol residents I know, however, haven’t said it’s a problem for them.

In any case, I do think there will be a flurry of activity when Northshore joins the resale market; if for no reason than very new, five-year old flats being popular. But I also hope it doesn’t change the environment too much. And for those who are eyeing a strong, family-oriented location (and don’t need to work in town), this will be in the resale spotlight for some time – it’s where the largest number of “new” five-year-old resale flats can be found this year.