Waterwoods

The ground under it was tendered in 2012. Both ends of that are public; nobody puts them together.

The land under Waterwoods

HDB put this parcel out to tender and names Waterwoods as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

  1. Tender launched15 Oct 2012
  2. Tender closed6 Dec 20127 bids received
  3. Awarded10 Dec 2012Sing Holdings Limited
  4. Winning tenderS$162,100,000S$3,777 per sq m of gross floor area · S$351 per sq ft
Parcel
Punggol E12 Punggol Field Walk / Punggol East
Site area
14,307 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
42,921 sq m
Sold as
EC
Every bid — all 7, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Sing Holdings LimitedS$162,100,000—
2JBE Holdings Pte LtdS$148,920,000S$13,180,000 · 8.1%
3FCL Place Pte. Ltd.S$143,880,000S$18,220,000 · 11.2%
4Qingjian Realty (South Pacific) Group Pte LtdS$143,700,000S$18,400,000 · 11.4%
55A Bellevue Properties Pte. Ltd.S$141,000,000S$21,100,000 · 13.0%
65B Mezzo Development Pte LtdS$141,000,000S$21,100,000 · 13.0%
7CEL Property Pte LtdS$138,800,000S$23,300,000 · 14.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 10 Dec 2012 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Waterwoods”. This parcel, from tender to today · Every land sale

What has been filed there since

2012 · the groundS$162,100,000S$351 per sq ft of gross floor area
Today · the homes on it$1,265median of 107 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

110–120 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$1,052 (7)—
2022$1,144 (9)+8.7%
2023$1,241 (11)+8.5%
2024$1,304 (5)+5.1%
2025$1,366 (6)+4.8%
2026$1,490 (8)+9.1%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it