Ecopolitan

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

The land under Ecopolitan

HDB put this parcel out to tender and names Ecopolitan as what was built on it. Everything below is from that tender: the dates, the winning price, and the 3 bids that came in.

  1. Tender launched23 Jul 2012
  2. Tender closed4 Sep 20123 bids received
  3. Awarded6 Sep 2012Qingjian Realty (South Pacific) Group Pte Ltd
  4. Winning tenderS$189,870,000S$3,376 per sq m of gross floor area · S$314 per sq ft
Parcel
Punggol E6 Punggol Way / Punggol Walk
Site area
18,748 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
56,243 sq m
Sold as
EC
Every bid — all 3, 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
1Qingjian Realty (South Pacific) Group Pte LtdS$189,870,000—
2Verspring Properties Pte. Ltd.S$188,000,000S$1,870,000 · 1.0%
3Opal Star Pte. Ltd. & Binjai Holdings Pte. Ltd.S$175,880,000S$13,990,000 · 7.4%

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 6 Sep 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 “Ecopolitan”. This parcel, from tender to today · Every land sale

What has been filed there since

2012 · the groundS$189,870,000S$314 per sq ft of gross floor area
Today · the homes on it$1,187median of 222 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

100–110 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$1,082 (23)—
2022$1,157 (12)+6.9%
2023$1,250 (5)+8.0%
2024$1,315 (10)+5.2%
2025$1,408 (7)+7.1%
2026$1,472 (5)+4.5%

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