We Rank The Most Profitable BTO Flats Of All Time In Singapore: Here’s How Much They Made

While it's common knowledge among Singaporeans that BTO flats can be profitable, the burning question often is: just how much?

While some standout properties like the Pinnacle @ Duxton boast exceptional returns, how do the majority really fare?

In this piece, we take a look at the middle number between the minimum and maximum price offered for a flat type of a BTO. Then we checked the difference between this and the price at MOP - 2 years within the date the HDB was built.

Let's have a closer look to see which BTO projects have been the most profitable since they entered the resale market:

Most profitable 3-room flats:

HDB Development	Built	3RM BTO AVG	3RM MOP AVG	$ Gain	% Gain
Fernvale Grove	2007	$99,500	$383,947	$284,447	286%
Fernvale Court	2009	$106,500	$371,571	$265,071	249%
Punggol Spectra	2012	$165,000	$343,102	$178,102	108%
Fernvale Vista 1	2009	$108,500	$355,344	$246,844	228%
Woodlands Dew	2013	$91,500	$297,738	$206,238	225%
Compassvale View	2009	$119,500	$367,674	$248,174	208%
Fernvale Vista 2	2010	$119,500	$358,236	$238,736	200%
EastCrown @ Canberra	2017	$159,000	$444,272	$285,272	179%
EastBrook @ Canberra	2016	$155,000	$432,184	$277,184	179%
Woodlands Pasture II	2017	$150,500	$414,545	$264,045	175%
Compassvale Beacon	2010	$129,500	$356,300	$226,800	175%
EastLace @ Canberra	2017	$159,000	$436,725	$277,725	175%
Sun Natura	2018	$167,500	$455,000	$287,500	172%
Woodlands Glen	2017	$159,500	$432,768	$273,268	171%
Sun Breeze	2018	$164,500	$445,250	$280,750	171%
Anchorvale Fields	2018	$186,000	$500,000	$314,000	169%
Telok Blangah Towers	2011	$212,500	$571,156	$358,656	169%
Punggol Vista	2010	$133,000	$356,432	$223,432	168%
Punggol Lodge	2010	$136,000	$361,600	$225,600	166%
Fernvale Riverwalk	2017	$169,500	$450,299	$280,799	166%
Damai Grove	2011	$137,500	$360,630	$223,130	162%
Fern Grove @ Yishun	2017	$168,000	$439,077	$271,077	161%
Treelodge	2010	$152,000	$393,500	$241,500	159%
Keat Hong Crest	2016	$156,000	$399,271	$243,271	156%
Marsiling Greenview	2018	$170,500	$436,167	$265,667	156%
Admiralty Grove	2017	$169,500	$433,283	$263,783	156%
Tampines GreenEdge	2017	$183,000	$467,406	$284,406	155%
Keat Hong Colours	2016	$156,500	$395,973	$239,473	153%
Keat Hong Mirage	2016	$164,000	$412,376	$248,376	151%
West Valley @ Bukit Batok	2017	$182,500	$456,674	$274,174	150%
Jade Spring 1	2011	$126,000	$313,815	$187,815	149%
Waterway Sunray	2017	$189,000	$465,749	$276,749	146%
Buangkok Square	2018	$189,500	$466,500	$277,000	146%
Fernvale Crest	2012	$136,500	$335,293	$198,793	146%
West Terra @ Bukit Batok	2018	$189,000	$461,750	$272,750	144%
Jade Spring 2	2010	$132,500	$318,876	$186,376	141%
Yung Ho Spring I	2018	$186,500	$448,333	$261,833	140%
Champions Court	2012	$130,000	$310,011	$180,011	138%
Fernvale Residence	2011	$147,500	$349,875	$202,375	137%
Segar Meadows	2010	$129,500	$307,000	$177,500	137%
Boon Lay View	2016	$179,500	$419,769	$240,269	134%
Fernvale Palms	2013	$146,000	$341,143	$195,143	134%
Matilda Court	2017	$189,000	$438,000	$249,000	132%
Spring Haven @ Jurong	2017	$180,000	$416,745	$236,745	132%
West Ridges @ Bukit Batok	2018	$188,000	$435,105	$247,105	131%
Saraca Breeze @ Yishun	2017	$184,500	$426,800	$242,300	131%
Keat Hong Pride	2015	$156,000	$360,846	$204,846	131%
Yung Ho Spring II	2018	$186,500	$430,000	$243,500	131%
Sunshine Court	2011	$134,500	$309,203	$174,703	130%
Matilda Edge	2017	$195,500	$445,569	$250,069	128%
Vine Grove @ Yishun	2016	$180,000	$408,439	$228,439	127%
Fernvale Ridge	2013	$149,500	$338,922	$189,422	127%
Dew Spring @ Yishun	2012	$133,000	$301,103	$168,103	126%
Hougang Crimson	2016	$188,000	$422,849	$234,849	125%
Angsana Breeze @ Yishun	2016	$180,000	$404,844	$224,844	125%
Waterway View	2017	$202,500	$454,750	$252,250	125%
Segar Grove	2013	$141,000	$315,169	$174,169	124%
Hougang Meadow	2016	$209,500	$467,526	$258,026	123%
Straits Vista @ Marsiling	2012	$140,000	$312,273	$172,273	123%
Keat Hong Axis	2015	$160,500	$354,780	$194,280	121%
Khatib Court	2017	$213,500	$471,296	$257,796	121%
Fernvale Lea	2015	$164,000	$361,882	$197,882	121%
Punggol Bayview	2018	$208,000	$458,424	$250,424	120%
Rivervale Arc	2012	$139,500	$307,345	$167,845	120%
Palm Breeze @ Yishun	2016	$184,500	$406,159	$221,659	120%
Hougang Parkedge	2015	$186,000	$407,875	$221,875	119%
Punggol Edge	2015	$178,000	$390,107	$212,107	119%
Fernvale Rivergrove	2015	$170,500	$369,274	$198,774	117%
Toa Payoh Crest	2017	$326,500	$705,660	$379,160	116%
Oleander Breeze @ Yishun	2016	$183,500	$395,792	$212,292	116%
Fajar Hills	2015	$160,000	$345,099	$185,099	116%
Cheng San Court	2017	$313,000	$671,327	$358,327	114%
SkyPeak @ Bukit Batok	2017	$232,000	$495,600	$263,600	114%
Senja Green	2011	$154,000	$328,000	$174,000	113%
Skyline II @ Bukit Batok	2017	$226,500	$481,772	$255,272	113%
Fengshan GreenVille	2017	$265,000	$563,300	$298,300	113%
Sunshine Gardens	2014	$159,000	$337,200	$178,200	112%
Segar Palmview	2014	$151,000	$319,894	$168,894	112%
Skyline I @ Bukit Batok	2016	$226,500	$476,850	$250,350	111%
Tampines Greenforest	2016	$211,500	$445,016	$233,516	110%
Punggol Ripples	2013	$171,500	$359,806	$188,306	110%
Waterway Sunbeam	2015	$174,000	$363,497	$189,497	109%
Punggol Waves	2013	$168,000	$348,739	$180,739	108%
Rivervale Delta	2015	$171,500	$354,743	$183,243	107%
Telok Blangah Parcview	2017	$336,000	$691,626	$355,626	106%
Punggol Sails	2012	$171,500	$352,163	$180,663	105%
Punggol Crest	2013	$171,000	$351,086	$180,086	105%
Compassvale Cape	2016	$208,000	$424,481	$216,481	104%
Fajar Spring Vista	2014	$156,500	$319,376	$162,876	104%
Teck Ghee Parkview	2017	$285,000	$579,216	$294,216	103%
Woodlands Peak	2015	$194,000	$394,140	$200,140	103%
Tampines GreenWood	2014	$211,000	$372,435	$161,435	77%
Skyville@Dawson	2015	$322,500	$653,669	$331,169	103%
Fernvale Flora	2014	$170,500	$345,080	$174,580	102%
Boon Lay Meadow	2012	$155,500	$314,706	$159,206	102%
Treegrove @ Woodlands	2015	$158,000	$319,510	$161,510	102%
Bukit Gombak Vista	2018	$245,000	$495,172	$250,172	102%
Segar Vale	2013	$158,000	$319,000	$161,000	102%
Teban View	2015	$188,500	$377,483	$188,983	100%
Waterway SunDew	2016	$203,500	$407,380	$203,880	100%
Skyterrace@Dawson	2015	$322,500	$642,362	$319,862	99%
Buangkok Vale	2013	$162,000	$322,650	$160,650	99%
Limbang Green	2013	$154,500	$307,640	$153,140	99%
Anchorvale Harvest	2014	$170,500	$338,588	$168,088	99%
Punggol Parcvista	2014	$183,500	$364,131	$180,631	98%
Hougang Parkview	2014	$181,000	$358,241	$177,241	98%
Senja Parc View	2014	$170,000	$335,913	$165,913	98%
Fernvale Riverbow	2014	$173,000	$341,510	$168,510	97%
Hougang Capeview	2014	$188,500	$371,198	$182,698	97%
Waterway Banks	2014	$174,500	$342,885	$168,385	96%
Punggol Arcadia	2011	$196,000	$385,000	$189,000	96%
Ghim Moh Edge	2017	$342,000	$667,626	$325,626	95%
Punggol Emerald	2013	$183,000	$357,053	$174,053	95%
Punggol Topaz	2014	$186,500	$362,796	$176,296	95%
Sembawang RiverLodge	2013	$147,000	$285,876	$138,876	94%
Yishun Riverwalk	2013	$161,000	$312,913	$151,913	94%
Tenteram Peak	2016	$279,500	$542,745	$263,245	94%
Punggol Opal	2015	$194,000	$376,200	$182,200	94%
Tampines GreenLeaf	2014	$211,000	$408,910	$197,910	94%
Waterway Cascadia	2015	$225,500	$436,690	$211,190	94%
Montreal Dale	2013	$152,500	$293,551	$141,051	92%
Waterway Terraces	2015	$211,500	$405,701	$194,201	92%
Yishun Greenwalk	2014	$168,000	$318,500	$150,500	90%
Tampines GreenTerrace	2014	$203,000	$382,227	$179,227	88%
Woodlands Meadow	2013	$152,000	$285,909	$133,909	88%
Bendemeer Light	2016	$361,500	$675,312	$313,812	87%
Acacia Breeze	2014	$167,500	$312,786	$145,286	87%
Compassvale Ancilla	2014	$213,000	$394,848	$181,848	85%
Yishun Natura	2014	$178,500	$330,532	$152,032	85%
McNair Towers	2016	$361,500	$667,404	$305,904	85%
Vista Spring	2014	$166,500	$306,750	$140,250	84%
Compassvale Mast	2015	$242,500	$444,428	$201,928	83%
Tampines Alcoves	2014	$203,000	$371,200	$168,200	83%
Boon Lay Fields	2014	$183,500	$334,912	$151,412	83%
Costa Ris	2014	$209,500	$382,295	$172,795	82%
Telok Blangah Ridgeview	2016	$339,000	$618,133	$279,133	82%
Orchid Spring	2013	$166,500	$302,924	$136,424	82%
Waterway Ridges	2015	$208,500	$376,966	$168,466	81%
Depot Heights	2016	$312,500	$564,000	$251,500	80%
Clementi Gateway	2016	$326,000	$582,380	$256,380	79%
Yio Chu Kang Vista	2014	$246,000	$438,414	$192,414	78%
Anchorvale Cove	2014	$199,500	$355,000	$155,500	78%
Waterway Terraces II	2015	$221,500	$390,488	$168,988	76%
Joo Seng Green	2015	$298,500	$517,571	$219,071	73%
Waterway Woodcress	2014	$222,000	$381,663	$159,663	72%
MacPherson Residency	2015	$306,500	$520,067	$213,567	70%
Clementi Ridges	2016	$361,000	$611,830	$250,830	69%
Greentops @ Sims Place	2015	$308,500	$516,860	$208,360	68%
Montreal Ville	2013	$174,500	$292,182	$117,682	67%
Ping Yi Greens	2015	$299,000	$465,015	$166,015	56%

1. Fernvale Grove & Fernvale Court

These two projects are just across from each other (about three minutes apart), and share the same locational advantages. 

Although Sengkang is regarded as non-mature, Fernvale Road is very well developed. This area is lined with eclectic eateries, from the UK-esque Fins and Feathers, to the nearby Hawker Centre and Market. These are just across the road from Fernvale Grove, and at most a few more minutes from Fernvale Court.

Seletar Mall is also across the road, and there’s an NTUC FairPrice here, along with a good selection of shops. Next to it is Seletar LRT, which connects to Sengkang MRT (NEL). 

The high gains are due to Fernvale being developed at a rather rapid pace; such that residents here never really feel the effects of being in a non-mature town (e.g., the LRT station was up and running in 2005, even before either project was completed). The construction of Seletar Mall in 2014 simply cemented this place as a key hub. 

That said, we did hear one complaint from a reader, who has lived in Fernvale Grove since the beginning:

“Before they built Seletar Mall there used to be Fernvale Point, but they tore it down. I think this is not good, because Fernvale Point had a 24-hour food court, and the stores and food were at everyday prices. Seletar Mall is very expensive, with a lot of expensive restaurants and boutiques; it’s unaffordable to heartlanders. I think it’s a downgrade.”

2. Punggol Spectra

Like many properties in this town, Punggol Spectra has benefitted from the development of Waterway Point. It’s quite easy to get there from here: just take services like 136, from the bus stop outside Punggol Secondary School.

From Waterway Point, you have access to the MRT station on the NEL and the upcoming CRL. Waterway Point is the major mall for the town, and with a Don Don Donki, NTUC FairPrice, and enough retail and food to rival some central malls, this place is packed most days of the week.

(Alternatively, you can walk around 10 minutes to Oasis LRT, which also connects to Punggol MRT; but the bus stop is closer.)

The area surrounding Punggol Spectra is also quite well built up. The neighbouring block 622D, for example, has a food court; and if you cross Punggol Central Road, there are coffee shops, hair salons, and other heartland amenities galore.

We do feel the address (it’s along Punggol Central Road) might be a bit misleading though. We’d say the real “central” part of Punggol isn’t right here, but about two or three bus/LRT stops down. Still, the distance isn’t that huge.

3. Fernvale Vista I & II

This location is close to Fernvale Grove/Court (see above), but it’s closer to Seletar Mall and Sengkang West Avenue Road. Much of what we said about Fernvale Grove/Court also applies here: while Sengkang is a non-mature neighbourhood, this is a spot where you just don’t feel it.

Seletar Mall is just across the road from a number of blocks; and Fernvale LRT is located there as well. Otherwise, the advantages are broadly comparable to Fernvale Grove/Court; the only difference is that some buyers may feel there’s a bit more traffic, as this is close to where Fernvale Road intersects Sengkang Avenue West.

Most profitable 4-room flats:

HDB Development	Built	4RM BTO AVG	4 RM MOP AVG	$ Gain	% Gain
Fernvale Grove	2007	$145,500	$509,374	$363,874	250%
The Sundial	2007	$158,000	$521,972	$363,972	230%
Atrina 1	2007	$182,500	$597,802	$415,302	228%
Aspella	2007	$184,000	$597,245	$413,245	225%
Edgedale Green	2006	$155,500	$503,600	$348,100	224%
The Coris 2	2006	$176,000	$553,796	$377,796	215%
The Coris 1	2005	$169,000	$516,155	$347,155	205%
Atrina 2	2008	$182,500	$556,706	$374,206	205%
Rivervale Green	2005	$142,500	$406,065	$263,565	185%
Fernvale Vista 1	2009	$156,500	$442,556	$286,056	183%
Compassvale Arcadia	2004	$152,500	$422,640	$270,140	177%
The Periwinkle	2005	$167,500	$463,317	$295,817	177%
Tivela	2008	$187,000	$517,168	$330,168	177%
Fernvale Court	2009	$157,500	$433,517	$276,017	175%
Coralinus 1	2008	$187,500	$499,943	$312,443	167%
Compassvale View	2009	$169,000	$435,150	$266,150	157%
Sembawang Green	2009	$150,000	$383,674	$233,674	156%
Pinnacle@Duxton	2009	$340,250	$863,091	$522,841	154%
Fernvale Vista 2	2010	$172,500	$430,329	$257,829	149%
Woodlands Dew	2013	$153,500	$380,327	$226,827	148%
Coralinus 2	2009	$201,000	$480,993	$279,993	139%
Tampines GreenEdge	2017	$280,000	$642,746	$362,746	130%
Marsiling Greenview	2018	$270,500	$618,250	$347,750	129%
EastLawn @ Canberra	2017	$258,500	$582,452	$323,952	125%
EastLace @ Canberra	2017	$262,500	$585,806	$323,306	123%
Treelodge	2010	$231,000	$513,884	$282,884	122%
EastCrown @ Canberra	2017	$262,500	$578,924	$316,424	121%
Telok Blangah Towers	2011	$355,000	$776,434	$421,434	119%
West Rock @ Bukit Batok	2018	$295,500	$644,200	$348,700	118%
Woodlands Glen	2017	$256,000	$555,265	$299,265	117%
Punggol Vista	2010	$205,500	$445,338	$239,838	117%
EastWave @ Canberra	2016	$264,500	$571,067	$306,567	116%
EastBrook @ Canberra	2016	$264,500	$570,847	$306,347	116%
Buangkok Tropica	2018	$285,000	$608,000	$323,000	113%
Sun Natura	2018	$268,500	$569,178	$300,678	112%
Sun Breeze	2018	$268,500	$568,354	$299,854	112%
Fernvale Riverwalk	2017	$287,500	$608,028	$320,528	111%
Compassvale Beacon	2010	$206,500	$433,766	$227,266	110%
Punggol Lodge	2010	$212,000	$444,566	$232,566	110%
Punggol Bayview	2018	$329,500	$688,446	$358,946	109%
Yung Ho Spring I	2018	$289,000	$601,474	$312,474	108%
Woodlands Pasture I	2017	$255,500	$531,065	$275,565	108%
Admiralty Grove	2017	$268,000	$555,126	$287,126	107%
West Valley @ Bukit Batok	2017	$301,000	$620,604	$319,604	106%
Woodlands Pasture II	2017	$255,500	$525,784	$270,284	106%
EastBank @ Canberra	2016	$264,500	$541,573	$277,073	105%
Admiralty Flora	2017	$270,500	$552,828	$282,328	104%
Kebun Baru Court	2016	$414,500	$844,267	$429,767	104%
Fern Grove @ Yishun	2017	$277,000	$559,078	$282,078	102%
West Terra @ Bukit Batok	2018	$306,500	$618,594	$312,094	102%
West Crest @ Bukit Batok	2017	$301,000	$606,200	$305,200	101%
Damai Grove	2011	$217,500	$436,189	$218,689	101%
Anchorvale Fields	2018	$301,000	$600,989	$299,989	100%
Hougang Meadow	2016	$334,000	$665,942	$331,942	99%
SkyPeak @ Bukit Batok	2017	$353,000	$700,753	$347,753	99%
Skyline II @ Bukit Batok	2017	$358,500	$702,263	$343,763	96%
Cheng San Court	2017	$475,500	$930,746	$455,246	96%
Coral Spring	2010	$220,000	$429,582	$209,582	95%
Buangkok Square	2018	$297,000	$579,625	$282,625	95%
Toa Payoh Crest	2017	$487,000	$947,487	$460,487	95%
Segar Meadows	2010	$206,000	$400,293	$194,293	94%
Park Grove @ Yishun	2017	$290,500	$562,763	$272,263	94%
Teck Ghee Parkview	2017	$439,000	$849,237	$410,237	93%
Keat Hong Colours	2016	$260,000	$502,057	$242,057	93%
Jade Spring 1	2011	$214,500	$413,065	$198,565	93%
Fengshan GreenVille	2017	$404,500	$775,279	$370,779	92%
Spring Haven @ Jurong	2017	$290,000	$553,735	$263,735	91%
Punggol Spring	2011	$231,500	$440,046	$208,546	90%
Keat Hong Mirage	2016	$276,000	$523,085	$247,085	90%
Buangkok Edgeview	2017	$297,000	$562,175	$265,175	89%
Champions Court	2012	$210,500	$397,106	$186,606	89%
Waterway Sunray	2017	$309,500	$583,611	$274,111	89%
Whampoa Dew	2017	$434,000	$816,549	$382,549	88%
Keat Hong Crest	2016	$264,000	$496,398	$232,398	88%
Hougang Crimson	2016	$301,500	$564,778	$263,278	87%
Yung Kuang Court	2017	$294,500	$549,819	$255,319	87%
Skyterrace@Dawson	2015	$461,000	$858,711	$397,711	86%
Fernvale Crest	2012	$226,500	$421,671	$195,171	86%
Senja Green	2011	$240,500	$447,368	$206,868	86%
Compassvale Helm	2016	$329,500	$612,819	$283,319	86%
Keat Hong Pride	2015	$254,000	$467,868	$213,868	84%
Saraca Breeze @ Yishun	2017	$289,000	$532,110	$243,110	84%
Waterway View	2017	$333,000	$613,091	$280,091	84%
Vine Grove @ Yishun	2016	$285,500	$522,883	$237,383	83%
Boon Lay View	2016	$294,500	$539,292	$244,792	83%
Keat Hong Quad	2015	$268,000	$488,685	$220,685	82%
Anchorvale Parkview	2017	$298,500	$544,208	$245,708	82%
Matilda Edge	2017	$311,000	$566,553	$255,553	82%
Fernvale Palms	2013	$238,000	$433,427	$195,427	82%
Matilda Court	2017	$309,500	$562,212	$252,712	82%
Jade Spring 2	2010	$221,000	$399,879	$178,879	81%
Ghim Moh Edge	2017	$522,000	$942,534	$420,534	81%
Skyline I @ Bukit Batok	2016	$358,500	$645,653	$287,153	80%
Angsana Breeze @ Yishun	2016	$285,500	$513,328	$227,828	80%
Compassvale Pearl	2011	$242,500	$435,658	$193,158	80%
Tampines Greenforest	2016	$324,500	$582,709	$258,209	80%
Segar Grove	2013	$230,000	$412,134	$182,134	79%
Palm Breeze @ Yishun	2016	$289,000	$517,756	$228,756	79%
Telok Blangah Parcview	2017	$503,000	$895,272	$392,272	78%
Punggol Regalia	2011	$284,000	$505,189	$221,189	78%
Skyville@Dawson	2015	$461,000	$819,783	$358,783	78%
Dew Spring @ Yishun	2012	$217,500	$385,653	$168,153	77%
Hougang Parkedge	2015	$303,500	$537,741	$234,241	77%
Fernvale Residence	2011	$241,000	$425,316	$184,316	76%
Straits Vista @ Marsiling	2012	$220,500	$388,462	$167,962	76%
Sunshine Court	2011	$219,000	$385,432	$166,432	76%
TreeTrail @ Woodlands	2015	$280,000	$491,607	$211,607	76%
Keat Hong Axis	2015	$267,500	$466,320	$198,820	74%
Punggol Residences	2012	$293,000	$510,052	$217,052	74%
Punggol Breeze	2011	$250,500	$435,594	$185,094	74%
Tenteram Peak	2016	$423,000	$732,242	$309,242	73%
Fajar Hills	2015	$267,000	$460,957	$193,957	73%
Tampines GreenLeaf	2014	$324,500	$557,063	$232,563	72%
Clementi Gateway	2016	$472,000	$810,143	$338,143	72%
Punggol Ripples	2013	$277,000	$474,613	$197,613	71%
McNair Towers	2016	$531,000	$907,815	$376,815	71%
Waterway SunDew	2016	$305,000	$521,362	$216,362	71%
Joo Seng Green	2015	$401,000	$684,480	$283,480	71%
Compassvale Cape	2016	$322,500	$548,773	$226,273	70%
Fernvale Ridge	2013	$243,500	$414,285	$170,785	70%
Punggol Arcadia	2011	$297,500	$505,579	$208,079	70%
Compassvale Ancilla	2014	$331,000	$561,097	$230,097	70%
Sunshine Gardens	2014	$256,500	$434,389	$177,889	69%
Hougang Capeview	2014	$305,000	$516,493	$211,493	69%
Fernvale Foliage	2013	$247,500	$418,843	$171,343	69%
Oleander Breeze @ Yishun	2016	$292,000	$493,327	$201,327	69%
Boon Lay Meadow	2012	$244,500	$412,989	$168,489	69%
Tampines GreenTerrace	2014	$322,500	$542,949	$220,449	68%
Punggol Emerald	2013	$292,500	$491,461	$198,961	68%
Bendemeer Light	2016	$531,000	$891,909	$360,909	68%
Tampines Greenlace	2015	$331,000	$555,276	$224,276	68%
Fernvale Lea	2015	$269,500	$452,093	$182,593	68%
Compassvale Mast	2015	$369,500	$617,180	$247,680	67%
Punggol Crest	2013	$274,000	$457,624	$183,624	67%
Buangkok Vale	2013	$259,500	$433,268	$173,768	67%
The Verandah @ Matilda	2016	$333,000	$555,894	$222,894	67%
Clementi Ridges	2016	$507,000	$845,807	$338,807	67%
Punggol Waves	2013	$272,000	$453,205	$181,205	67%
Yishun Greenwalk	2014	$252,000	$418,783	$166,783	66%
Yishun Riverwalk	2013	$241,000	$399,969	$158,969	66%
Senja Gateway	2014	$274,000	$454,436	$180,436	66%
Waterway Cascadia	2015	$344,500	$570,627	$226,127	66%
The Nautilus @ Punggol	2012	$251,000	$415,518	$164,518	66%
Segar Palmview	2014	$257,500	$424,887	$167,387	65%
Limbang Green	2013	$252,000	$415,797	$163,797	65%
Punggol Sails	2012	$277,000	$456,619	$179,619	65%
Rivervale Arc	2012	$231,500	$381,551	$150,051	65%
Punggol Spectra	2012	$263,500	$433,305	$169,805	64%
Senja Parc View	2014	$277,000	$455,272	$178,272	64%
MacPherson Residency	2015	$448,000	$735,713	$287,713	64%
Telok Blangah Ridgeview	2016	$503,500	$824,061	$320,561	64%
Fernvale Rivergrove	2015	$282,500	$462,347	$179,847	64%
Segar Vale	2013	$255,000	$416,820	$161,820	63%
Depot Heights	2016	$470,500	$766,032	$295,532	63%
Treegrove @ Woodlands	2013	$258,000	$418,985	$160,985	62%
Punggol Parcvista	2014	$300,000	$486,932	$186,932	62%
Costa Ris	2014	$320,500	$518,672	$198,172	62%
Anchorvale Harvest	2014	$282,500	$455,500	$173,000	61%
Floral Spring	2013	$240,500	$386,991	$146,491	61%
Hougang Parkview	2014	$286,000	$459,796	$173,796	61%
Compassvale Boardwalk	2015	$305,000	$490,041	$185,041	61%
Punggol Topaz	2014	$298,000	$477,704	$179,704	60%
Waterway Ridges	2015	$308,000	$492,765	$184,765	60%
Rivervale Delta	2015	$281,500	$449,385	$167,885	60%
Matilda Portico	2016	$321,000	$512,143	$191,143	60%
Anchorvale Isles	2013	$291,500	$461,605	$170,105	58%
Teban View	2015	$316,000	$499,716	$183,716	58%
Hougang DewCourt	2015	$305,000	$480,190	$175,190	57%
Waterway Terraces	2015	$338,000	$532,121	$194,121	57%
Montreal Dale	2013	$248,500	$389,944	$141,444	57%
Waterway Sunbeam	2015	$295,000	$462,743	$167,743	57%
Fernvale Flora	2014	$275,500	$431,026	$155,526	56%
Punggol Opal	2015	$315,000	$492,091	$177,091	56%
Punggol Edge	2015	$305,000	$476,187	$171,187	56%
Boon Lay Grove	2013	$263,000	$408,941	$145,941	55%
Boon Lay Fields	2014	$295,500	$458,294	$162,794	55%
Tampines GreenWood	2014	$324,500	$501,258	$176,758	54%
Acacia Breeze	2014	$258,000	$397,457	$139,457	54%
Corporation Tiara	2014	$283,500	$435,700	$152,200	54%
Sembawang RiverLodge	2013	$240,000	$367,330	$127,330	53%
Yishun Natura	2014	$271,000	$413,664	$142,664	53%
Waterway Brooks	2015	$341,500	$516,646	$175,146	51%
Waterway Terraces II	2015	$348,500	$525,682	$177,182	51%
Orchid Spring	2013	$254,000	$382,628	$128,628	51%
Woodlands Meadow	2013	$255,500	$382,737	$127,237	50%
Fernvale Riverbow	2014	$291,500	$433,047	$141,547	49%
Waterway Woodcress	2014	$341,500	$503,810	$162,310	48%
Ping Yi Greens	2015	$432,000	$628,232	$196,232	45%
Anchorvale Horizon	2013	$310,500	$450,922	$140,422	45%
Anchorvale Cove	2014	$328,000	$466,056	$138,056	42%
Waterway Banks	2014	$308,000	$434,842	$126,842	41%
Montreal Ville	2013	$282,500	$391,486	$108,986	39%
Punggol Sapphire	2011	$362,500	$490,304	$127,804	35%

1. The Sundial

The Sundial is just a 2-3 minute walk from Riviera LRT. This provides an easy connection to Punggol MRT (NEL and future CRL), Waterway Point is next to Punggol MRT; and as we’ve mentioned above, this is one of the best heartland malls to date.

This project is also close to Punggol Promenade and the Riverside Walk. If you’re an avid cyclist or walker, you may appreciate access to the greenery and riverfront. Note that this stretch links all the way up to Punggol East and Punggol Point (so you can take the train to Waterway Point and then slowly cycle or walk back if you like.) 

The Riverside Walk also has a good number of restaurants, and family-friendly bars and bistros (although we have to say, many are rather pricey for a heartland area.) 

Alternatively, walk in the opposite direction along Punggol Field Road, and you’ll end up at Punggol Plaza. This is one of the oldest parts of Punggol, and Punggol Plaza is possibly the first-ever mall in the neighborhood; so there’s a sharp contrast with newer areas like Waterway Point. But there’s still an NTUC FairPrice and a food court here; and while the shops are less “atas” than Waterway, it’s still a very lively and convenient spot. 

Pick this area if you don’t want to bother traveling out to Waterway Point, or if you have children (the riverside stretch is good for family recreation.) 

2. Atrina

Atrina’s main advantage is proximity to Buangkok MRT (NEL), which is just below Block 272D. This also means access to Sengkang Grand Mall, which is near the train station. 

The mall is actually an integrated development, and apart from the retail and food, it includes the neighbourhood’s community club and hawker centre, as well as childcare services (there’s an NTUC FairPrice too, and the usual mix of familiar food and retail options.) Even directly under the blocks of Aspella, you will find a Kopitiam and other food outlets like a Subway - so fast access to food here is very easy.

In fact, if you’re considering the apartments at Sengkang Grand Mall, but cheaper resale flats aren’t out of the question, Atrina may be worth a look. You’ll be within walking distance, but also a bit further from the traffic.

As an alternative, you can also walk to Ranggung LRT in about seven minutes. This will connect you to Sengkang MRT (NEL), which is next to Compass One Mall. This is a larger heartland for more heavy-duty retail.

Another draw for Atrina is the large number of schools within enrolment distance. Nan Chiau High is within 560 metres, while Palm View and North Vista are just 350 metres away. Sengkang Primary and Secondary, as well as North Vista Secondary, are also within one kilometre.

Most profitable 5-room flats:

HDB Development	Built	5RM BTO AVG	5RM MOP AVG	$ Gain	% Gain
Pinnacle@Duxton	2009	$397,300	$973,929	$576,629	145%
EastLawn @ Canberra	2017	$344,000	$712,476	$368,476	107%
Treelodge	2010	$376,500	$776,000	$399,500	106%
EastCrown @ Canberra	2017	$344,500	$698,413	$353,913	103%
Rivervale Green	2005	$228,000	$461,760	$233,760	103%
Punggol Bayview	2018	$431,500	$872,486	$440,986	102%
Tampines GreenEdge	2017	$384,500	$772,263	$387,763	101%
Woodlands Pasture I	2017	$313,500	$628,474	$314,974	100%
EastWave @ Canberra	2016	$347,500	$689,493	$341,993	98%
Woodlands Pasture II	2017	$313,500	$621,460	$307,960	98%
Admiralty Grove	2017	$338,000	$663,207	$325,207	96%
EastBank @ Canberra	2016	$347,500	$681,469	$333,969	96%
Fern Grove @ Yishun	2017	$351,000	$687,887	$336,887	96%
Yung Kuang Court	2017	$364,500	$714,100	$349,600	96%
West Rock @ Bukit Batok	2018	$391,000	$760,000	$369,000	94%
Kebun Baru Court	2016	$528,500	$1,024,118	$495,618	94%
Buangkok Edgeview	2017	$374,500	$723,081	$348,581	93%
Waterway Sunray	2017	$381,500	$730,550	$349,050	91%
Saraca Breeze @ Yishun	2017	$360,000	$687,100	$327,100	91%
Admiralty Flora	2017	$352,000	$671,430	$319,430	91%
West Terra @ Bukit Batok	2018	$409,000	$779,210	$370,210	91%
Park Grove @ Yishun	2017	$374,000	$698,802	$324,802	87%
West Crest @ Bukit Batok	2017	$408,000	$757,089	$349,089	86%
Matilda Court	2017	$381,500	$702,716	$321,216	84%
Compassvale Arcadia	2004	$253,000	$465,563	$212,563	84%
Anchorvale Parkview	2017	$391,500	$719,742	$328,242	84%
SkyPeak @ Bukit Batok	2017	$471,500	$860,183	$388,683	82%
Skyline II @ Bukit Batok	2017	$469,000	$853,724	$384,724	82%
Boon Lay View	2016	$364,500	$663,091	$298,591	82%
Palm Breeze @ Yishun	2016	$360,000	$654,815	$294,815	82%
Fengshan GreenVille	2017	$504,000	$915,100	$411,100	82%
Waterway View	2017	$419,500	$759,918	$340,418	81%
Angsana Breeze @ Yishun	2016	$363,000	$655,645	$292,645	81%
Teck Ghee Parkview	2017	$548,000	$989,210	$441,210	81%
Keat Hong Colours	2016	$337,000	$604,614	$267,614	79%
Punggol Residences	2012	$376,500	$674,300	$297,800	79%
Fernvale Palms	2013	$311,000	$556,986	$245,986	79%
Keat Hong Pride	2015	$323,500	$578,250	$254,750	79%
Punggol Parcvista	2014	$372,500	$663,945	$291,445	78%
Hougang Parkedge	2015	$380,500	$675,470	$294,970	78%
Fernvale Foliage	2013	$312,500	$554,657	$242,157	77%
Compassvale Helm	2016	$406,000	$719,473	$313,473	77%
Keat Hong Mirage	2016	$351,000	$621,898	$270,898	77%
Keat Hong Crest	2016	$340,000	$600,724	$260,724	77%
Keat Hong Quad	2015	$347,000	$607,752	$260,752	75%
Hougang Capeview	2014	$398,000	$694,099	$296,099	74%
Punggol Emerald	2013	$368,000	$638,285	$270,285	73%
Skyline I @ Bukit Batok	2016	$469,000	$812,999	$343,999	73%
Waterway SunDew	2016	$388,000	$671,511	$283,511	73%
Fernvale Lea	2015	$329,500	$568,678	$239,178	73%
Oleander Breeze @ Yishun	2016	$359,500	$618,920	$259,420	72%
Skyville@Dawson	2015	$598,000	$1,027,646	$429,646	72%
Skyterrace@Dawson	2015	$598,000	$1,026,269	$428,269	72%
TreeTrail @ Woodlands	2015	$344,500	$590,833	$246,333	72%
Waterway Cascadia	2015	$437,500	$748,774	$311,274	71%
Fernvale Ridge	2013	$316,500	$540,297	$223,797	71%
Champions Court	2012	$271,500	$460,861	$189,361	70%
Acacia Breeze	2014	$314,500	$530,880	$216,380	69%
Tampines GreenLeaf	2014	$407,500	$685,107	$277,607	68%
Fernvale Rivergrove	2015	$351,500	$587,697	$236,197	67%
Segar Palmview	2014	$313,500	$523,666	$210,166	67%
Compassvale Cape	2016	$409,500	$681,868	$272,368	67%
Yishun Natura	2014	$330,000	$548,690	$218,690	66%
Hougang Parkview	2014	$368,500	$612,142	$243,642	66%
Punggol Sails	2012	$354,500	$588,476	$233,976	66%
Keat Hong Axis	2015	$343,500	$569,537	$226,037	66%
Compassvale Mast	2015	$460,000	$760,797	$300,797	65%
Fajar Hills	2015	$346,000	$571,780	$225,780	65%
Fernvale Residence	2011	$329,000	$543,423	$214,423	65%
Waterway Terraces	2015	$416,000	$686,272	$270,272	65%
The Verandah @ Matilda	2016	$419,500	$688,581	$269,081	64%
Compassvale Ancilla	2014	$409,500	$669,119	$259,619	63%
Waterway Ridges	2015	$398,000	$649,144	$251,144	63%
Anchorvale Harvest	2014	$351,500	$571,126	$219,626	62%
Rivervale Delta	2015	$342,000	$553,911	$211,911	62%
Anchorvale Isles	2013	$359,500	$581,454	$221,954	62%
Tampines Greenlace	2015	$412,500	$666,117	$253,617	61%
Clementi Ridges	2016	$614,500	$990,468	$375,968	61%
Punggol Topaz	2014	$370,500	$597,027	$226,527	61%
Compassvale Boardwalk	2015	$378,000	$606,418	$228,418	60%
Yishun Riverwalk	2013	$318,500	$510,740	$192,240	60%
Punggol Waves	2013	$357,500	$571,565	$214,065	60%
Fernvale Riverbow	2014	$359,500	$574,536	$215,036	60%
Waterway Sunbeam	2015	$377,500	$603,125	$225,625	60%
Waterway Brooks	2015	$420,500	$670,561	$250,061	59%
Sunshine Gardens	2014	$329,500	$525,325	$195,825	59%
Floral Spring	2013	$310,500	$492,476	$181,976	59%
Punggol Breeze	2011	$348,500	$550,204	$201,704	58%
Compassvale Pearl	2011	$337,500	$532,799	$195,299	58%
Senja Gateway	2014	$353,000	$556,609	$203,609	58%
Corporation Tiara	2014	$346,500	$546,264	$199,764	58%
Yishun Greenwalk	2014	$331,500	$522,237	$190,737	58%
Boon Lay Fields	2014	$362,500	$570,065	$207,565	57%
Matilda Portico	2016	$395,500	$620,636	$225,136	57%
The Nautilus @ Punggol	2012	$331,000	$519,164	$188,164	57%
Costa Ris	2014	$399,000	$624,935	$225,935	57%
Punggol Arcadia	2011	$386,000	$602,815	$216,815	56%
Punggol Edge	2015	$388,000	$599,226	$211,226	54%
Waterway Woodcress	2014	$420,500	$649,331	$228,831	54%
Segar Vale	2013	$326,000	$502,235	$176,235	54%
Punggol Regalia	2011	$385,000	$590,381	$205,381	53%
Woodlands Meadow	2013	$299,000	$450,444	$151,444	51%
Waterway Terraces II	2015	$442,000	$663,419	$221,419	50%
Boon Lay Grove	2013	$328,000	$490,930	$162,930	50%
Punggol Sapphire	2011	$459,500	$601,027	$141,527	31%
Anchorvale Cove	2014	$405,000	$591,233	$186,233	46%
Anchorvale Horizon	2013	$385,000	$551,600	$166,600	43%

1. Pinnacle @ Duxton

Pinnacle has appeared on so many top-performing lists, that it’s practically a cliche by now. You can check out the in-depth review here; but in summary, Pinnacle can’t really be considered a typical HDB flat. This is a one-of-a-kind project: the tallest HDB development in Singapore, and famed for lavish sky parks and elevated facilities you won’t find elsewhere.

Pinnacle is also one of the best-connected HDB projects ever. It’s within a 10-minute walk of both Outram Park MRT (NEL, EWL, TEL) and Maxwell MRT (TEL). You can also walk to Tanjong Pagar MRT (EW) just as easily, and living here means you’re minutes from the commercial heart of Singapore.

Eateries and shops are just about everywhere, with the nearest stretch being right across Cantonment Road (other than the food options directly below). And since you’re so close to town, it shouldn’t be hard to access the largest malls like Raffles Place, Bugis Junction, etc., as these are just a few train stops away.

We would expect demand here to still be strong in the near to mid-term, due to the new Prime and Plus classification systems. Pinnacle can meet or beat any existing Prime flat with its location and facilities, but has zero special restrictions (no 10-year MOP, no income ceiling, and so forth.) 

2. EastLawn @ Canberra

ECs have stolen the limelight in Canberra for some time, with projects like Parc Canberra and The Brownstone (the ECs in Canberra tend to be closer to the MRT, compared to many other HDB towns.)

But with the prominent Parc Canberra still within its MOP, and prices being high the last two years, it’s not surprising that buyers might consider larger resale flats instead. Transport is not the best but convenient enough: just take 117M from Block 108A, which goes to Canberra Station (NSL). 

(You can also walk there, but it’s around 10 minutes.) 

Next to the train station is Canberra Plaza: this is a New Generation neighbourhood centre. Rather than the typical hawker centre and market, there’s a more upscale food court; and unlike many HDB-run malls, you’ll find a wider range of fancier chains and brand names (there’s an A&W here for instance.) There’s also an NTUC FairPrice here.

Closer to the project, you can walk over to Canberra Street in about six minutes. You’ll find some restaurants and a Sheng Siong in the neighbouring HDB enclave, along with the usual heartland amenities.

Another nice touch to living here is being next to the neighbourhood park and basketball court, which is handy for families with children. Just be wary of the lack of nearby schools though: Wellington Primary and Sembawang Primary are the nearest located, but these are not within the coveted 1KM radius, which doesn't make this a great option for families with young kids.

3. Treelodge@Punggol

Treelodge@Punggol is not a typical HDB enclave. This is a pilot attempt at an “eco-precinct,” and the project was built to ensure sustainability and lower energy usage. The cost to build Treelodge was actually higher than normal HDB flats, due to the use of the new tech; but HDB absorbed the cost so there was no financial impact on buyers. 

One notable difference is the use of a podium car park. The roof of the car park doubles as a landscaped communal space, and its positioning enhances ventilation between blocks (which are also spaced further apart at Treelodge.) 

You can read more about the Treelodge experiment here.

Treelodge also has good access to Punggol MRT (NEL, CPL), via bus 50 or 64, at stops close to the project. Alternatively, you can walk to Damai LRT and use the light rail to connect to Punggol. From the MRT station, you can easily get to the neighbouring Waterway Point Mall.

You can also walk to Punggol MRT station in about 8-minutes (depending on your block), which is an easy route of cutting through the currently empty plot of land next to it. This is earmarked to be a commercial/residential plot in the future, so the walk may be easier/harder depending on the development.

Treelodge also has good access to multiple neighbourhood schools. Punggol View Primary is just down the road, and less than a five-minute walk. Besides that, Oasis Primary, Edgefield Primary, Horizon Primary, Punggol Green Primary, Punggol Cove Primary, and Valour Primary School are all in the enrolment range. 

For more looks at notable HDB projects, or new and resale condos, follow us on Stacked. You’ll also get to check out more in-depth reviews of these projects, as we add to the site.