FLO Residence Punggol: Prices, Transport and What Buyers Should Know
Updated 2026-10-27
FLO Residence is a 530-unit condominium on Punggol Field Walk in District 19, completed in 2016 on a 99-year lease. With 22 units currently listed at an average asking price of S$1,551,990 and the Punggol Digital District now taking shape nearby, it sits in one of the most actively transforming neighbourhoods in Singapore's north-east.
What is FLO Residence and where is it?
FLO Residence is a 530-unit private condominium spread across seven blocks at 1 to 13 Punggol Field Walk, in District 19. Developed by Publique Realty and designed by ADDP Architects, the project obtained its Temporary Occupation Permit in 2016 and sits on a 99-year leasehold starting from December 2011.
The development offers a 50-metre lap pool, tennis courts, a gym, a children's pool and playground, barbecue areas, a theatrette and a function room. Basement car parking serves all seven blocks. The surrounding streetscape is typical of newer Punggol: wide pavements, park connectors along the waterway, and a mix of HDB estates and private condominiums within walking distance.
How far is FLO Residence from the MRT?
Coral Edge LRT station is roughly 170 metres from the development, making it one of the closest rail-connected condos in Punggol. From Coral Edge, residents can reach Punggol MRT station on the North East Line in two stops, which runs directly to Dhoby Ghaut and HarbourFront.
Riviera and Meridian LRT stations are also within comfortable walking distance. For drivers, the Tampines Expressway (TPE) and Kallang-Paya Lebar Expressway (KPE) provide access to the rest of the island. Looking ahead, the Cross Island Line Punggol Extension, targeted for completion by 2032, will add a new east-west rail corridor connecting Punggol to Pasir Ris and eventually Jurong Lake District.
Prices and recent transactions
There are currently 22 listings on Hombble for FLO Residence, all condominiums, with an average asking price of S$1,551,990. The average unit size is 1,032 square feet and the average asking rate is S$1,527 per square foot.
Completed transactions tell a broadly consistent story. In 2026 so far, recorded sales have ranged from S$1,309 to S$1,542 per square foot, with a median around S$1,486 psf. That marks a modest rise from 2025, when the median sat at roughly S$1,412 psf across 20 sales. Average monthly rental stands at about S$4.30 per square foot, translating to an implied gross rental yield of around 3.5 per cent. The buyer profile skews heavily local: about 82 per cent Singaporean, 15 per cent permanent resident, and the remainder foreign buyers.
Schools and daily amenities
Families with primary-school-age children have several options within the one-kilometre priority enrolment band. Greendale Primary School is the closest at roughly 410 metres, followed by Mee Toh School at about 570 metres and Horizon Primary School at around 830 metres. Waterway Primary, Rivervale Primary and Edgefield Primary are all just beyond the one-kilometre mark.
For secondary education, Greendale Secondary School sits about 1.1 kilometres away, with Punggol Secondary and Edgefield Secondary also in the neighbourhood. Daily shopping is handled by the FairPrice supermarket nearby, while Punggol Plaza and Rivervale Mall offer a wider range of retail and dining. The Punggol Waterway Park, one of the town's signature green spaces, is accessible via the park connector network.
How the Punggol Digital District changes the picture
The Punggol Digital District (PDD) is Singapore's first purpose-built smart business district, covering 50 hectares in the north of the town. Its first phase opened progressively from the third quarter of 2024, and by mid-2026 it is becoming fully operational. UOB became the first major bank to set up operations there in May 2026, and the precinct's eight business park towers are planned to provide about 1.9 million square feet of commercial space and some 28,000 jobs when fully built out.
Punggol Coast MRT station, which serves the district, opened in December 2024, giving residents of FLO Residence a second North East Line station within reach via the LRT loop. A 200-room hotel, awarded to Verdant View in March 2026, is scheduled to open in the first half of 2027, adding visitor infrastructure to the area. A 1.3-kilometre Heritage Trail is also under way, with the first 400-metre stretch opened in August 2025 and completion expected by the end of 2026.
For owners at FLO Residence, the PDD matters because it brings white-collar employment closer to a town that was historically a long commute from major job centres. Whether that translates into sustained price appreciation depends on how quickly the commercial space fills, but the infrastructure is now physically in place rather than on a planning map.