Flo Residence is the Punggol condominium that refused to build small. Seven blocks of up to 19 storeys hold 530 units on a 14,344 sqm site at Punggol Field Walk, completed in 2016 by Publique Realty, a venture involving City Developments and ZACD, with ADDP Architects on the drawings. Two facts define it: there is not a single studio or one-bedroom home in the estate, and it delivers the cheapest family square foot of any private condominium in Punggol.
Say the transport story plainly, because it is the trade at the heart of this address. This is an LRT estate, not an MRT one. Coral Edge (PE3) is about 200 metres from the gate, with Riviera (PE4), Meridian (PE2), Kadaloor (PE5) and Rumbia (SE2) inside 1km, so the whole Punggol East loop is walkable or one stop away. Punggol interchange sits within 2km, which means most journeys into town begin with a loop ride and a transfer before the North East Line takes over. Drivers reach the KPE and TPE quickly, though peak timings deserve a test at your own hours. From 2032 the Cross Island Line Punggol Extension joins the interchange and shortens the eastern half of that journey.
Five primary schools sit inside the Flo Residence 1km ballot radius: Greendale, Horizon, Mee Toh School, Rivervale and Waterway Primary, with seven more between 1km and 2km. That radius decides priority in P1 registration and only in the balloted phases, which our complete guide to the 2026 Primary One registration sets out step by step. Distance runs from your exact block, so a unit at the far end of a seven-block estate can land in a different band from the one you were quoted.
The mix follows the no-shoebox rule all the way up. The smallest home is a 764 sqft two-bedder, 103 two-bedders run 764 to 1,485 sqft across the A1 to A4 formats, 359 three-bedders span 926 to 2,314 sqft across B1 to B7, and 68 four-bedders finish at 1,227 to 2,551 sqft. Three-bedroom homes alone are just under 68 per cent of the estate. Carparking runs 530 lots against 530 homes, a genuine one-to-one ratio that newer projects have quietly stopped offering.
Tenure runs 99 years from December 2011, leaving about 84 years today, and a plot ratio of 3.4 makes this a tightly planned site rather than a low-rise estate with generous grounds. The estate is fully sold and purely resale, so what follows is a trading record. Here is what it says.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 2 Bedroom | 136 | 764 - 1,485 | 25.66% | ||
| 3 Bedroom | 292 | 926 - 2,314 | 55.09% | ||
| 4 Bedroom | 102 | 1,227 - 2,551 | 19.25% | ||
| Overall | 530 | 764 - 2,551 |
City Developments Limited (CDL) is a Singapore developer with a continuous track record since 1963, known for delivering well-built homes and managing projects reliably through market cycles. Its portfolio spans residences, offices, retail, integrated developments, and a global hotel arm under Millennium & Copthorne. Notable projects include Lumina Grand (EC), Tembusu Grand, The Myst, CanningHill Piers, and the revitalised Republic Plaza. Buyers value CDL’s consistent execution, thoughtful layouts, and durable specifications, as well as its focus on sustainable, future-ready design. With strong local experience and stewardship of landmark sites, CDL offers confidence on delivery, long-term asset upkeep, and enduring neighbourhood impact.
ZACD Group is a Singapore-headquartered, Hong Kong-listed integrated asset manager founded in 2005 by Stanley Yeo and Sim Hwee Yan, the duo behind SLP International Property Consultants. Rather than building alone, ZACD has co-invested alongside established developers in projects like JadeScape, Le Quest, The Landmark and iNZ Residence EC. More recently, the group has stepped up as lead developer — most notably at Arina East Residences, the freehold redevelopment of La Ville in Tanjong Rhu, where it holds a majority stake, and Mount Emily Residences.
Flo Residence sells floor area, and it funds that by giving up the station walk. Punggol Field is a residential pocket on the LRT feeder rather than a hub, and the discount that creates is exactly what puts a genuine three or four-bedroom home inside reach of a family that would be priced out at the town centre. The sections below cover the price, the size ladder and the supply around it.
As of July 2026, the last sixty caveats ran between $921 and $1,519 psf on a median around $1,377 psf, and the twelve months to July firmed to a $1,284 to $1,519 band on a median of $1,468 psf across 14 sales. The low end of the longer range is the large-format effect rather than a soft market: a 1,798 sqft penthouse cleared at $1,090 psf in December 2024, because big homes almost always transact at a lower psf.
The structural comparison is the useful one. Parc Centros and The Quartz both put a station platform at the door and both cost more per square foot for it. A Treasure Trove sits nearer the interchange on 882 units from 2015 and prices above this address too. Flo Residence is the pocket that pays for none of that walk, and the money saved shows up as rooms.
Rental yields run about 3.5 per cent, supported by the digital district workforce, though the absence of small units caps how efficiently the stock rents; our rental yields guide explains why large-format estates give up yield to compact ones. On the buyer side, the Minimum Occupation Period pipeline across Punggol and Sengkang keeps supplying upgraders who want exactly this much space, and our District 19 HDB upgrading checklist sets out how that move gets funded.
One technical note when you compare. Flo Residence predates GFA harmonisation, so its strata areas still include features the current rulebook excludes, and a psf comparison against a post-harmonisation launch is not measuring identical square feet.
Working out what your budget actually reaches here? Talk to us before you offer. We will price the specific stack and format against the recent record with you, honest advice, no pressure. WhatsApp us.
Price the Flo Residence floor plan ladder at the $1,377 median and it reads cleanly. The 764 sqft two-bedder lands near $1.05m, the 926 sqft three-bedder around $1.28m, the 1,227 sqft four-bedder about $1.69m, and the outsized formats climb from roughly $2.05m at 1,485 sqft to about $3.19m at 2,314 sqft and $3.51m at the 2,551 sqft top. Treat those as arithmetic on the caveat record rather than quotes.
The live prints sit above that arithmetic. A 969 sqft two-bedder cleared at $1.45m and a 926 sqft three-bedder at $1.388m, both in July 2026, which tells you the market is currently paying up for the better stacks rather than the average one.
The upper end of the range is the part worth pausing on. A 2,314 sqft three-bedroom or a 2,551 sqft four-bedroom reads more like a small landed home than a Punggol apartment, and nothing being launched in this region today is built at those dimensions. Our data piece on condo unit types and buyer demand tracks how far the market has drifted toward compact formats since 2016, which is what makes this stock scarce rather than merely older.
The trade to state plainly: no small unit means no cheap door. Entry quantums here start above neighbouring projects even though the psf is lower, because the smallest home is 764 sqft. What comes back is a resident base of owner-occupiers, about 82 per cent Singaporean, the highest local share among the District 19 projects we have reviewed, and in practice that means quieter corridors and neighbours who intend to stay.
The Punggol Field subzone is small and finished. Four developments hold about 1,896 homes between them: Flo Residence at 530, River Isles at 610 from 2015, and the executive condominiums Waterwoods (373, 2015) and Waterbay (383, 2016). Nothing is under construction in the subzone, which means a seller here is competing with resale listings rather than a show flat.
The demand side is the opposite in scale. Punggol carries about 64,226 HDB flats in 558 blocks, and 47,748 of them are 4-room or larger, the flat sizes upgraders sell from. A family stepping out of a 5-room flat wants rooms, not a compact unit near a station, and this pocket is where that budget goes furthest. Our Punggol condo guide walks how the town’s pockets price against each other.
Across the planning area there are 16 private developments and about 8,777 homes, nine completed from 2016 onward, and our records show no private completion scheduled in Punggol after 2026. The Punggol Digital District, a 50-hectare business park anchored by the Singapore Institute of Technology campus, brings roughly 28,000 jobs and 12,000 students into a town that had neither when Flo Residence was built, and our analysis of how the Cross Island Line will move property prices covers the 2032 leg. The URA Master Plan shows why the town is planned this way, with the LRT loops feeding the interchange.
Two checks belong in any offer. The lease began December 2011, leaving about 84 years, which matters more the longer you plan to hold. Turnover is the second: 131 caveats since August 2021, running 18, 26, 24, 36, 20 and then 7 by July 2026, roughly 26 sales a year against 530 units. That is close to five per cent of the estate a year, a working market rather than a fast one, which is what an owner-occupier estate produces.
Flo Residence suits families who want genuine space at a Punggol entry price, right-sizers who will not give up a bedroom to move, and long-term owner-occupiers rather than yield-chasing investors. The exit audience is the same household one cycle behind: a Punggol or Sengkang upgrader finishing the Minimum Occupation Period, who needs three or four real bedrooms and five ballot options from one address.
Renters read it from the other side. Family tenants who need three or four proper bedrooms have very little competing stock at this price in eastern Punggol, and the one-to-one carpark ratio solves a problem newer projects hand back to the tenant. Landlords should expect a lower yield than compact stock would deliver and a longer, steadier tenancy in exchange.
Fit runs the other way too. If a station platform at the door is non-negotiable, the town-centre stock is the honest answer and it costs more. If dual-key or a small entry unit is what you need, River Isles next door carries layouts this estate does not have at all. And with three-bedders spanning 926 to 2,314 sqft, the specific unit changes the offer completely, so shortlist formats rather than the project.
Thinking about Flo Residence? The gap between a 926 sqft B1 and a 2,314 sqft top format is a different purchase, not a bigger one. Before you shortlist, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Flo Residence has 7 blocks of 19 storeys.
Flo Residence rises 19 storeys across 7 blocks.
Flo Residence has 530 residential units.
Flo Residence offers 2 Bedroom (764 to 1,485 sqft), 3 Bedroom (926 to 2,314 sqft), 4 Bedroom (1,227 to 2,551 sqft).
The floor plans we hold for Flo Residence are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Flo Residence sits on a site of about 14,344 sqm (roughly 154,400 sqft).
Flo Residence is 99-year leasehold (lease from Dec 2011).
No, Flo Residence is a 99-year leasehold development (lease from Dec 2011).
Flo Residence is developed by Publique Realty Pte Ltd (CDL & ZACD).
Flo Residence was designed by ADDP Architects LLP.
Flo Residence is at Punggol Field Walk – about 200m from Coral Edge LRT (PE3), with Punggol MRT interchange within 2km.
Flo Residence is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest station is Coral Edge LRT (PE3), about 200m away, on the Punggol East LRT loop. Four more LRT stations are within 1km, and Punggol MRT interchange (NE17/PTC), a future Cross Island Line stop, is within 2km.
Schools within 1km of Flo Residence: Greendale Primary School, Horizon Primary School, Mee Toh School, Rivervale Primary School, Waterway Primary School.
Primary schools within 2km of Flo Residence: Greendale Primary School, Horizon Primary School, Mee Toh School, Rivervale Primary School, Waterway Primary School, Compassvale Primary School, Edgefield Primary School and North Spring Primary School. Of these, Greendale Primary School, Horizon Primary School, Mee Toh School, Rivervale Primary School and Waterway Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Greendale Secondary School, Punggol Secondary School, Edgefield Secondary School and Compassvale Secondary School.
Shopping malls within about 2km of Flo Residence include Punggol Plaza, Rivervale Mall and Rivervale Plaza.
Yes – parks within about 2km of Flo Residence include Meridian Park, Sungei Serangoon Park Connector, Rivervale Green Park, Sengkang East Sport-In-Precinct and Saint Anne’s Wood Playground.
Based on transactions in the last 12 months, PSF ranges from about $1,284 to $1,519.
Based on recent transactions, 2 Bedroom units start from about $900,000, 3 Bedrooms from about $1.96M, 4 Bedrooms from about $2.35M.
Flo Residence has seen average rental yields of about 3.5%, and its PSF band of roughly $1,284 to $1,519 is among the most accessible in Punggol. Because every unit is 2 bedrooms or larger, it draws family tenants and owner-occupiers rather than short-stay investors. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Flo Residence is a good fit for school-focused families – Greendale Primary School, Horizon Primary School, Mee Toh School, Rivervale Primary School, Waterway Primary School are within 1km.
Flo Residence is a 99-year leasehold condominium in District 19 developed by Publique Realty (a CDL and ZACD venture) and designed by ADDP Architects, comprising 530 units across 7 blocks. It obtained TOP in 2016.
Flo Residence obtained TOP in 2016.
Flo Residence is fully completed – TOP was obtained in 2016. Units are now available on the resale market.
Yes. Foreigners can buy Flo Residence because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Flo Residence is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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