Existing condo

Flo Residence

Punggol Field Walk · Punggol · District 19

: 99-year lease from 2011, about 84 years left · Completed 2016 (EdgeProp) · 530 homes

Recent sales, median: S$1,474; 17 sales in 12 months
Sales in 12 months: 17

PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.

Is it worth buying?

PropGPT financial score

58out of 100

Fair case on the numbers

Confidence: high, most figures known (78% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby29% of the scoreCosts 5% more than similar homes nearby; usually 3% less.	13	Costs 5% more than similar homes nearby; usually 3% less.
Rental yield vs typical21% of the scoreRent of about 3.3% of the price a year; typical is 3.2%.	57	Rent of about 3.3% of the price a year; typical is 3.2%.
Price vs other condos in the townnot countedNot known yet.	Not known	Not known yet.
Value lost to the lease in the next 10 years14% of the scoreAbout 84 years left: the lease takes about 5.0% off its value in the next 10 years.	50	About 84 years left: the lease takes about 5.0% off its value in the next 10 years.
Nearby homes that beat the marketnot countedNot known yet.	Not known	Not known yet.
This condo's own prices vs the market14% of the scoreIts prices moved +34%; the whole market moved +21%.	92	Its prices moved +34%; the whole market moved +21%.
Distance to the MRT14% of the score225 m to the nearest station.	100	225 m to the nearest station.
Competing homes finishing nearby7% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 3Neutral 2Watch out 1Not known yet 2

Am I paying a fair price?

Price vs similar resale homes nearby · Watch out
Costs about 5% more than similar homes nearby
Condos usually sell for about 3% less than similar homes nearby (the middle figure of 1,298 existing condos PropGPT checked). This one is dearer than usual for the area.
This condo
S$1,474 psf
Usual for a condo here
S$1,369 psf
Similar homes nearby
S$1,405 psf
Based on 37 resales, Nov 2025 to Nov 2026 · a rough guide only
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What it compares
Each of this condo's own resales (its own 17 resales in the last 12 months) against resale condos and apartments within 1.5 km of a similar size (within 20%), sold Nov 2025 to Nov 2026. Each resale price is scaled to this condo's lease, and to its building age (completed 2016) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.
The figures
This condo: S$1,474 psf, the median of its own 17 resales in the last 12 months.
Nearby resale: 17 of its 17 own sales are each compared with the median of nearby sales within 20% of its size, after the lease adjustment (37 nearby sales in all). The gap is the median of these per-sale gaps; S$1,405 psf is the nearby price that gap implies.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 37 of 37 nearby sales are also scaled to this condo's age (completed 2016), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
Gap: S$1,474 psf ÷ S$1,405 psf − 1 = +5%. Usual gap (the middle of 1,298 existing condos): −3%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Existing homes against existing homes, lease and building age adjusted, each sale against homes of its own size; but neighbours differ in condition, size of development and facilities.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view and facing are not adjusted. A condo whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other existing condos in Punggol · Not known yet
Not known yet
Fewer than 5 others to compare with.
Show the calculationHide the calculation
What it compares
This condo's median price per sq ft (its own 17 resales in the last 12 months) against other existing condos in the same town (URA planning area) with resales in the same period, each scaled to this condo's lease.
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · Neutral
About 3.3% of the price a year in rent, before costs
Close to the typical 3.2% for existing condos.
This condo
3.3%
Typical for existing condos
3.2%
Based on 148 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.
The figures
Nearby rent: S$4.07 per sq ft a month, median of 148 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.07 × 12 ÷ S$1,474 psf = 3.3%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this condo.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
Building age is not adjusted: a 25-year-old condo and a 3-year-old one count the same, so part of any gap is simply new against old.
How PropGPT works out every line
Lease · Neutral
99-year leasehold, about 84 years left
Worth about 93% of a freehold home now and about 88% in 10 years (SLA leasehold table).
Based on URA's title record
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What it compares
Years left on the lease, from URA's lease start year.
The figures
Lease value now: 93% of freehold; in 10 years: 88%.
SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How PropGPT works out every line
How nearby homes' prices moved · Not known yet
Not known yet
Fewer than 3 nearby projects have enough sales two or more years apart to compare.
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
How PropGPT works out every line
How this condo's prices moved · In your favour
Prices moved +34% from 2022-Q2 to 2026-Q3; the whole market moved +21%
It has done better than the private market; owners here have gained more than most.
Based on 31 early and 17 recent sales
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What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.
The figures
+34% against the market's +21%.
In your favour when 5 percentage points or more ahead of the market; watch out when 5 or more behind.
How fair is this comparison?
Fair. The same condo at two times, but not the same units: the mix of sizes and floors sold differs.
What this check cannot see
A short period: from late 2021 at the earliest.
As the lease runs down, a leasehold condo is expected to lag freehold homes in the index.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · In your favour
225 m to Coral Edge LRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Punggol Central (planned), 1,940 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.
The figures
URA pipeline of private homes not yet completed.
In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.
What this check cannot see
Completion years in URA's pipeline often shift by a year or more.
Land sold but not yet in URA's pipeline is not counted.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$33,800 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$1.23M: S$33,800 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales in the last 12 months · Fact
17 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Based on URA sales, Nov 2025 to Nov 2026
Completed · Fact
2016
Older buildings need more upkeep; very old ones may be en bloc candidates.
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The figures
From EdgeProp, checked 2026-11-01.
How PropGPT works out every line

PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What it costs

Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.

Size (bedrooms, a guess)	Typical size	Median price	Range	Sales
2-bedroom 650–999 sq ft	936 sq ft	S$1.39M	S$1.29M to S$1.47M	7 in 12 months
3-bedroom 1,000–1,399 sq ft	1,082 sq ft	S$1.55M	S$1.48M to S$1.90M	10 in 12 months
4-bedroom 1,400–1,899 sq ft	1,798 sq ft	S$1.96M	S$1.96M	1 in 24 months

Asking prices now

2-bedroomS$1.23M S$1,610 psf
2-bedroomS$1.25M S$1,590 psf
2-bedroomS$1.29M S$1,498 psf
2-bedroomS$1.78M S$1,503 psf
3-bedroomS$1.48M S$1,581 psf
3-bedroomS$1.60M S$1,579 psf
4-bedroomS$2.00M S$1,482 psf
4-bedroomS$2.88M S$1,129 psf

A sample of listings on EdgeProp, checked 2026-11-01. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.

See current listings on EdgeProp, 99.co or PropertyGuru.

Stamp duty on S$1,230,000: S$33,800 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.

Recent sales

Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.

Month	Size	Floor	Price	PSF
Oct 2026	969 sq ft	06-10	S$1,410,000	S$1,455
Oct 2026	1,012 sq ft	01-05	S$1,486,888	S$1,469
Oct 2026	1,345 sq ft	11-15	S$1,900,000	S$1,413
Sept 2026	1,227 sq ft	06-10	S$1,820,000	S$1,483
Sept 2026	1,012 sq ft	11-15	S$1,515,000	S$1,497
Aug 2026	1,152 sq ft	01-05	S$1,550,000	S$1,345
Jul 2026	969 sq ft	11-15	S$1,450,000	S$1,496
Jul 2026	1,012 sq ft	06-10	S$1,560,000	S$1,542
Jul 2026	1,227 sq ft	06-10	S$1,800,000	S$1,467
Jul 2026	926 sq ft	11-15	S$1,388,000	S$1,499
Jun 2026	926 sq ft	01-05	S$1,350,000	S$1,458
Jun 2026	1,184 sq ft	01-05	S$1,550,000	S$1,309
Feb 2026	1,012 sq ft	06-10	S$1,520,000	S$1,502
Feb 2026	969 sq ft	06-10	S$1,472,000	S$1,519
Feb 2026	936 sq ft	11-15	S$1,380,000	S$1,474
Jan 2026	1,012 sq ft	11-15	S$1,480,000	S$1,462
Dec 2025	861 sq ft	16-20	S$1,290,000	S$1,498
Nov 2025	1,012 sq ft	01-05	S$1,430,000	S$1,413
Oct 2025	861 sq ft	01-05	S$1,105,800	S$1,284
Oct 2025	1,012 sq ft	06-10	S$1,420,000	S$1,403

Location

Nearest mrt station: Coral Edge LRT Station; 225 m · ~3 min walk
Nearest school: Greendale Primary School; 524 m · ~7 min walk
Nearest park: St Anne'S Wood Pg; 1.1 km · ~14 min walk
Nearest supermarket: Ntuc Fairprice Co-Operative Ltd (Punggol Plaza); 262 m · ~4 min walk

Flo ResidenceMRT stationSchoolParkSupermarket

URA gives one map point per condo. Open data from LTA, NParks, MOE and SFA (data.gov.sg). Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Compare Flo Residence with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.

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