Lorong Puntong GLS: Price, Site and Launch Guide
About 140 homes beside Bright Hill MRT and Ai Tong School. Eco World paid $1,612 psf ppr in its first Singapore land tender, the highest land rate on record for a residential GLS site outside the core central region.
Upcoming launch — estimated 2H 2027
In short: Lorong Puntong GLS (URA calls it Lorong Puntong / Sin Ming Avenue) is a 99-year leasehold site in District 20 for about 140 homes. Eco World Development won the 46,106 sq ft parcel for $208.1 million, or $1,612 per square foot per plot ratio, and URA awarded it on 18 September 2026. My model puts breakeven near $2,544 psf and a launch average near $2,850–$3,100 psf. That works out to roughly $2.1 million for a 2-bedroom and $2.9–$3.1 million for a 3-bedroom.
Lorong Puntong GLS at a glance
Sources: URA tender award for Lorong Puntong / Sin Ming Avenue, 18 September 2026 · Bid ranking from the tender closing, 15 September 2026 · Updated 23 Sep 2026
| Location | Lorong Puntong / Sin Ming Avenue, District 20 — Bishan, Thomson, Sin Ming, Ang Mo Kio · Rest of Central Region |
|---|---|
| Developer | Eco World Development (S) Pte. Ltd. |
| Tenure | 99-year leasehold |
| Site area | 46,106 sq ft |
| Gross floor area | 129,102 sq ft · plot ratio ≈ 2.80 |
| Land price | $208.1 million · $1,612 psf ppr |
| Total units | 140 (estimate, URA) |
| Average unit size | ≈ 922 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Bright Hill (Thomson–East Coast Line (TE7); Cross Island Line interchange from about 2030) · Upper Thomson (Thomson–East Coast Line (TE8)) · Marymount (Circle Line (CC16)) |
| Expected launch | Estimated 2H 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,850–$3,100 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Lorong Puntong GLS
The headline is the land price. $1,612 psf ppr is the highest land rate any residential GLS site outside the core central region has fetched, and it is 11.1% above the next bid. That was $187.3 million ($1,451 psf ppr) from Hong Leong's Intrepid Investments with TID. Seven developers bid, so demand for the site was real. The winner still paid well above everyone else.
That gap matters to buyers. Six experienced local developers valued this land at $1,451 psf ppr or less. Eco World is a Malaysian group winning its first Singapore land tender, and it needs a launch average above $2,850 psf to earn a normal margin. Nearby resale is well below that, and Thomson Reserve, 1,268 units on land bought at $1,178 psf ppr, will already be selling next door.
The case for the price is also real. Bright Hill is on the Thomson–East Coast Line now and becomes a Cross Island Line interchange around 2030. Ai Tong School is next to the site, which puts every home well inside the 1 km primary-school priority radius of one of the most oversubscribed schools on the island. Bishan–Ang Mo Kio Park and the Windsor and Lower Peirce nature areas are close.
About 140 units is a boutique count. There will be fewer facilities and a higher maintenance fee per household than at a 1,000-unit project. The upside is a smaller resale queue competing with you when you sell.
The honest weakness is the neighbourhood. Sin Ming Industrial Estate and the Sin Ming Avenue workshops are part of the view and the traffic here. Walk the street on a weekday before you decide the address is a premium one.
This suits you if you want an Ai Tong School address inside 1 km, value a future two-line interchange at the door, and prefer a small project to a mega-development.
Skip it if you are price-sensitive. At $1,612 psf ppr there is little room to launch cheaply, and Thomson Reserve plus the existing Thomson resale stock give you the same catchment for less. Skip it too if a light-industrial street nearby would bother you.
Pricing
Lorong Puntong price: land cost, breakeven and what each bedroom type may cost
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Eco World Development (S) Pte. Ltd. paid $208,099,000 for the site. URA published that as $17,350.26 per square metre of gross floor area, which is $1,612 per square foot per plot ratio. The maximum GFA is 11,994 m² (about 129,100 sq ft) on a site of 4,283.4 m². The tender closed on 15 September 2026 and was awarded on 18 September 2026.
The bids, from the tender closing: Eco World $208.1 million ($1,612 psf ppr); Intrepid Investments and TID $187.33 million ($1,451); SMCL Oasis $185.38 million ($1,436); EL Development $182.1 million ($1,411); JBE Capital $173.29 million. Seven bids in total.
Market commentators have put the eventual launch price around $3,000–$3,100 psf. My model lands at $2,850–$3,100 psf, which is the same range, reached independently from the land cost.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,612 | Confirmed — URA GLS tender, awarded 18 September 2026 |
| Construction | $600 | My assumption for a Rest of Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,544 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,850–$3,100 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When Eco World releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
Estimated price by bedroom type
My estimate from the land cost above. Sizes are typical for a 2026 launch, not this project's floor plans, which have not been released.
| Unit type | Typical size | At breakeven | Est. psf | Est. price |
|---|---|---|---|---|
| 2-bedroom | 700 sq ft | $1.78m | $2,940–$3,190 | $2.06m–$2.23m |
| 3-bedroom | 1,000 sq ft | $2.54m | $2,850–$3,100 | $2.85m–$3.10m |
| 4-bedroom | 1,350 sq ft | $3.43m | $2,760–$3,010 | $3.73m–$4.06m |
| 5-bedroom | 1,650 sq ft | $4.20m | $2,710–$2,950 | $4.47m–$4.87m |
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"At breakeven" is what the unit costs the developer to deliver at ≈ $2,544 psf; the estimate adds the normal 12–22% margin. Smaller units usually sell a few percent above the project average psf and larger ones a few percent below, which is built into the psf column. On a 140-unit site the mix is likely to lean toward 2- and 3-bedroom units. A 5-bedroom type may not be offered at all. When the real price list is out I will put it here, next to this estimate.
The site
The site: about 140 homes at a plot ratio of 2.8
The parcel is 4,283.4 m² (about 46,106 sq ft) with a gross plot ratio of 2.8, which allows 11,994 m² (about 129,102 sq ft) of floor area. URA estimates about 140 homes, so the average unit works out near 922 sq ft. That is a family-sized average, not a shoebox mix.
A plot ratio of 2.8 on a small site usually means one or two mid-rise blocks rather than towers, with a modest facilities deck. Before you book, ask for the projected maintenance fee: 140 households share the cost of the pool and gym, where a 1,000-unit project spreads it across seven times as many.
URA renamed the site from "Lorong Puntong" in the 1H2026 GLS Programme to "Lorong Puntong / Sin Ming Avenue" at launch. Both names refer to the same parcel.
Location
Where Lorong Puntong actually is
Lorong Puntong is a short lane off Sin Ming Avenue in the Bishan planning area, District 20, between Upper Thomson Road and the Sin Ming estate. Ai Tong School is directly beside it, and older condominiums such as Thomson Impressions, Thomson Three, Thomson Grand and Bishan Point sit within about 500 m.
Bright Hill station on the Thomson–East Coast Line is the practical anchor. It gets you to Orchard and Marina Bay without a change, and when the Cross Island Line opens around 2030 it becomes an interchange. Upper Thomson (TE8) is one stop north for Thomson Plaza. Marymount on the Circle Line is the fallback.
Daily needs: Thomson Plaza and the Upper Thomson Road eating strip, the Sin Ming market and food centre, and Junction 8 in Bishan a short ride away. For schools, Ai Tong is next door, and Catholic High and CHIJ St. Nicholas Girls' are within about 2 km. The CTE is nearby for drivers. Check any school distance on my 1 km primary school check.
| Station | Line | Note |
|---|---|---|
| Bright Hill | Thomson–East Coast Line (TE7); Cross Island Line interchange from about 2030 | Next to the site, and the main reason for the land price |
| Upper Thomson | Thomson–East Coast Line (TE8) | Thomson Plaza, one stop north |
| Marymount | Circle Line (CC16) | Links to the Circle Line, and on to Caldecott for the TEL |
Swipe to see the full table →
Site coordinates for this parcel are 1.36061435, 103.83096728 — check the exact walk yourself before you rely on anyone's number, mine included.
Lorong Puntong GLS location map: MRT and schools nearby
The nearest MRT station to Lorong Puntong GLS is Bright Hill MRT, about 370 m in a straight line. One MOE primary school sits within about 1 km of the site.
Nearest MRT and LRT stations
- Bright Hill MRT370 m
- Upper Thomson MRT720 m
- Mayflower MRT1.4 km
- Teck Ghee MRT Cross Island Line, expected 20301.5 km
Primary schools within about 1 km
- 1Ai Tong School230 m
What homes near Lorong Puntong GLS resell for
Resale prices within 1 km
The 8 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,969 psf. Older and leasehold projects usually sit below a new launch, so read the tenure column alongside the psf.
| Development | Distance | Tenure | Resales | Median psf | Median price |
|---|---|---|---|---|---|
| Country Grandeur | < 100 m | Freehold | 3 | $2,115 | $3,050,000 |
| Thomson Impressions | 140 m | 99-yr from 2015 | 17 | $2,126 | $1,573,000 |
| Bishan Point | 220 m | 99-yr from 1997 | 5 | $1,856 | $1,738,000 |
| Flame Tree Park | 230 m | Freehold | 4 | $2,042 | $3,637,500 |
| Faber Garden Condominium | 300 m | Freehold | 3 | $1,846 | $3,666,000 |
| Thomson Three | 360 m | 99-yr from 2012 | 22 | $2,162 | $2,307,944 |
| The Gardens at Bishan | 480 m | 99-yr from 1997 | 16 | $1,824 | $2,175,000 |
| Three 11 | 500 m | Freehold | 5 | $2,159 | $2,100,000 |
Source: URA Data Service, private residential caveats lodged to Oct 2026, accessed 10 Oct 2026 (licence terms). Not every purchase is caveated, and caveats can lag the sale. Sizes are strata area, so psf includes AC ledges and voids. Distances are straight-line.
Who is building it
Who is building it: Eco World Development
Eco World Development (S) Pte. Ltd. is the Singapore vehicle of Malaysia's Eco World Development Group (EcoWorld), a listed township developer best known for large masterplanned estates in the Klang Valley, Johor and Penang. This is its first Singapore government land tender, and it won it.
A new entrant has to establish its brand and sales reputation in Singapore on this project, so expect it to focus hard on design and specification. The other side is that there is no Singapore delivery record to check yet. Ask who the main contractor and architect are when they are appointed, because that tells you more than the developer's name does.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within 8 weeks of the Option date, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Lorong Puntong vs the other Thomson and central-north choices
Buyers looking here are usually also looking at the big Thomson launch next door and the cheaper suburban sites further north.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 23 September 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Thomson Reserve | D20 Bright Hill · RCR | 1,268 | $1,178 | Preview 17 Oct 2026 | Same MRT and school catchment, much cheaper land, full-scale facilities, and it launches about a year sooner |
| Upper Thomson Road (Parcel A) | D26 Springleaf · OCR | 595 | $1,062 | Est. Q1 2027 | The same TEL line three stops further out, on land about a third cheaper |
| One Chuan Grove | D19 Lorong Chuan · OCR | 505 | $1,331 | Est. Q4 2026 | Circle Line suburban option at a much lower land cost |
| Resale condos in Thomson and Bishan | D20 · existing stock | — | n/a | Available now | Thomson Impressions, Thomson Three and Bishan Point trade well below the modelled launch psf |
Swipe to see all columns →
The Thomson Reserve comparison matters most. It shares the MRT station and the Ai Tong catchment and will be on sale first. Lorong Puntong has to justify a premium through its boutique size and newer specification. Whether that premium is worth paying depends on how much you value a small project.
Timeline
When Lorong Puntong GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Tender launched | 25 June 2026 | Confirmed |
| Tender closed | 15 September 2026 — seven bids | Confirmed |
| Land tender awarded | 18 September 2026 | Confirmed |
| Showflat preview | Estimated 2H 2027 | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within eight weeks of the Option date you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Lorong Puntong GLS: questions people actually ask
$208,099,000, which is $1,612 psf ppr ($17,350.26 per m² of GFA). URA awarded the site to Eco World Development (S) Pte. Ltd. on 18 September 2026. It was the highest of seven bids, 11.1% above the second-highest at $1,451 psf ppr.
About $2,544 psf on my model. That is the $1,612 psf ppr land cost plus a $600 psf construction assumption, plus 15% for finance, marketing and fees. Adding a normal 12–22% margin gives a launch average of roughly $2,850–$3,100 psf. That is my estimate, not the developer's.
Using typical 2026 sizes and my modelled psf: a 700 sq ft 2-bedroom about $2.06m–$2.23m, a 1,000 sq ft 3-bedroom about $2.85m–$3.10m, a 1,350 sq ft 4-bedroom about $3.73m–$4.06m, and a 1,650 sq ft 5-bedroom about $4.47m–$4.87m. These are estimates until the price list is released.
About 140, according to URA. The maximum GFA is 11,994 m² (about 129,100 sq ft) at a plot ratio of 2.8, so the average unit is roughly 922 sq ft.
Bright Hill (TE7) on the Thomson–East Coast Line is beside the site, and it becomes a Cross Island Line interchange around 2030. Upper Thomson (TE8) is one stop north, and Marymount (CC16) on the Circle Line is also nearby.
Yes. Ai Tong School is directly beside the site, so every unit will be well within 1 km. Measure your exact block on my 1 km primary school check once the unit addresses are out, because priority is decided on the home address.
The land was only awarded on 18 September 2026. Developers typically preview 12–15 months after the award, which points to the second half of 2027. Nothing is confirmed. Register and I will send you the date the day it is announced.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against
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