District 20 · Straight Answers
Lorong Puntong Condo FAQ: sixteen questions, answered straight.
The questions buyers actually ask about this site: the tender, the money, the schools, the developer, grouped under four headings. Where an answer needs depth, we link you to the page that has it. Where something is an estimate, we say so.
The site
Who won the Lorong Puntong GLS tender, and at what price?
Eco World Development (S) Pte. Ltd. won the tender on 15 September 2026 with a bid of S$208,099,000, S$1,612 psf per plot ratio on the 129,093 sqft maximum GFA, a record land rate for the Rest of Central Region. Seven bids were lodged; the winner was 11.1% above the runner-up. The full bid table is on the land-cost page.
Is Lorong Puntong Condo freehold or leasehold?
99-year leasehold, sold through the Government Land Sales programme. The neighbouring freehold boutique Artisan 8 launched at an average of $2,388 psf in August 2025, a useful reference point when weighing tenure against price.
How many units will Lorong Puntong Condo have?
About 140 units, based on the 129,093 sqft maximum gross floor area, a boutique project by Singapore standards. The final unit count and mix are the developer's call and have not been confirmed.
How far is Lorong Puntong Condo from Bright Hill MRT?
Roughly 400–500 metres, about a five-to-six-minute walk depending on the station exit. Bright Hill (TE7) is on the Thomson-East Coast Line, with trains direct to Orchard, Shenton Way and Gardens by the Bay. The location page covers the walk in detail.
The developer
Who is Eco World, the developer?
Eco World Development Group Berhad is listed on the Main Market of Bursa Malaysia (ECOWLD) and led by executive chairman Tan Sri Liew Kee Sin, formerly the long-serving CEO of S P Setia. FY2025 sales came to RM4.55 billion across some 4,365 acres of Malaysian landbank, and the group has been a Top 10 Developer at The Edge Malaysia Property Excellence Awards every year since 2016. Its London joint ventures delivered Embassy Gardens and Wardian. The full profile is on the developer page.
Has Eco World built anything in Singapore before?
No. Lorong Puntong is Eco World's first Singapore Government Land Sales win, a tender debut at a record price. The group has marketed to Singapore buyers for years, but this is its first development site here. Note that Eco Sanctuary at Chestnut Avenue is an S P Setia project, not Eco World's.
When will Lorong Puntong Condo launch, and when is TOP?
Nothing is confirmed. Analyst estimates point to a preview in late 2027 to 2028, most likely the second half of 2028, with TOP around 2031 to 2032, after the Cross Island Line opens at Bright Hill in 2030.
What is the project's official name?
Not yet announced. "Lorong Puntong Condo" is the working name for the Lorong Puntong / Sin Ming Avenue GLS site. Registrants will be told the official name the moment the developer releases it.
Money
What will Lorong Puntong Condo prices start from?
On analyst launch estimates of roughly $2,900–3,100 psf (Newmark, Stacked Homes) and estimated sizes, a 550 sqft two-bedroom works out to about $1.60M on the low scenario. Everything on this site is an indicative estimate; the developer has not released pricing. The price page shows the full table with the working.
What are the estimated prices for 2, 3, 4 and 5-bedroom units?
Indicative estimates, low scenario to high: 2-bedroom (550–700 sqft) ~$1.60M to ~$2.17M; 3-bedroom (850–1,050 sqft) ~$2.47M to ~$3.26M; 4-bedroom (1,200–1,400 sqft) ~$3.48M to ~$4.34M; 5-bedroom (1,500–1,700 sqft) ~$4.35M to ~$5.27M. Computed as size × scenario psf; subject to the developer's official price list.
What is the estimated breakeven price for the developer?
Roughly $2,587 to $2,889 psf across three scenarios, with a base case near $2,724 psf: land at $1,612 psf ppr plus construction, fees, financing, marketing and a 10–15% margin on cost. The breakeven page lays out the build-up line by line.
How much ABSD do I pay if this is my second property?
A Singapore Citizen pays 20% ABSD on a second residential property, about $330,000 on an estimated $1.65M two-bedroom, on top of $52,100 in Buyer's Stamp Duty. Citizens pay 0% on their first property; PRs pay 5%, 30% and 35% across their first three; foreigners pay 60% and entities 65%. Rates as at 2026; run your exact position in the calculator.
Living there
Which schools are within 1 km of Lorong Puntong Condo?
Ai Tong School, the SAP primary directly opposite the site at roughly 0.33 km, sits inside the 1 km Primary 1 priority band, and is likely the only primary within a kilometre. Peirce Secondary is about 0.75 km away. Catholic High School, CHIJ St Nicholas Girls' School, Marymount Convent and Raffles Institution are within roughly 2 km; Eunoia Junior College is about 1.26 km. The schools page maps every distance.
When does the Cross Island Line open at Bright Hill?
2030. CRL Phase 1 runs 29 km from Aviation Park to Bright Hill with 12 stations, and Bright Hill becomes an interchange (CR13) with the Thomson-East Coast Line. Other CRL1 interchanges are Pasir Ris, Hougang and Ang Mo Kio. Phase 2 and the Punggol Extension follow around 2032.
Is Lorong Puntong Condo near a columbarium?
Yes, and you should know before you visit: the Bright Hill Columbarium is about 550 metres away. Some buyers shrug, some do not, but it is a fact, and it belongs on this page rather than in fine print.
How do I register my interest in Lorong Puntong Condo?
Use the registration form on this site or WhatsApp us directly. Registrants receive the official project name, floor plans and price list when the developer releases them, plus priority showflat slots. Registration carries no obligation and your details are handled under PDPA.
Sources: URA tender award, Lorong Puntong / Sin Ming Avenue · LTA: Cross Island Line · MOE SchoolFinder · IRAS: Additional Buyer’s Stamp Duty
Still curious? Get the answers first-hand.
Register and we will send the official project name, floor plans and price list the moment they are released, and answer anything this page did not cover. No obligation, no spam.