District 20 · Indicative Pricing Guide
Lorong Puntong Condo price: the honest estimate.
Eco World has not released a price list. What follows is a careful estimate built from the record S$1,612 psf ppr land cost, analyst projections of ~S$2,900–3,100 psf, and estimated unit sizes, indicative only, and labelled as such everywhere.
Estimated price by unit type
Three scenarios frame the table: a low case of ~S$2,900 psf, a base of ~S$3,000 and a high of ~S$3,100, the range analysts at Newmark and Stacked Homes have floated for this site. "From" prices the smallest unit at the low psf, "High" the largest at the high psf, and the base column the smallest unit at S$3,000 psf.
| Unit type | Est. size (sqft) | From (≈$2,900 psf) | Base (≈$3,000 psf) | High (≈$3,100 psf) |
|---|---|---|---|---|
| 2-Bedroom | 550–700 | ~$1.60M | ~$1.65M | ~$2.17M |
| 3-Bedroom | 850–1,050 | ~$2.47M | ~$2.55M | ~$3.26M |
| 4-Bedroom | 1,200–1,400 | ~$3.48M | ~$3.60M | ~$4.34M |
| 5-Bedroom | 1,500–1,700 | ~$4.35M | ~$4.50M | ~$5.27M |
Indicative estimates only: smallest size × scenario psf for "From" and "Base", largest size × high psf for "High" (e.g. 2BR: 550 × $2,900 ≈ $1.60M; 550 × $3,000 = $1.65M; 700 × $3,100 = $2.17M). Unit sizes and mix are not yet confirmed. All figures are subject to the developer's official pricing.
Why analysts are quoting ~$3,000 psf
Start with the land. Eco World paid S$208,099,000 for the site, S$1,612 psf ppr, a record for the Rest of Central Region. Add construction, professional fees, financing and marketing, and our breakeven build-up lands between roughly S$2,587 and S$2,889 psf, with a base case near S$2,724 psf.
A launch at S$3,000 psf would therefore sit about 10% above the base breakeven, a normal margin for a developer carrying four to five years of construction risk, not an outrageous one. The harder question is whether buyers will accept that level in Sin Ming, and we take that up in section 05.
Buyer's Stamp Duty: a worked example
Take the base-case two-bedroom at an estimated S$1,650,000. Singapore's residential Buyer's Stamp Duty is tiered, so the tax is computed band by band: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, and 5% on whatever remains up to $3 million. Here is every dollar accounted for:
| Band | Rate | Taxable amount | Duty |
|---|---|---|---|
| First $180,000 | 1% | $180,000 | $1,800 |
| Next $180,000 | 2% | $180,000 | $3,600 |
| Next $640,000 | 3% | $640,000 | $19,200 |
| Next $500,000 | 4% | $500,000 | $20,000 |
| Remainder ($1.5M–$3M band) | 5% | $150,000 | $7,500 |
| Total BSD | $1,650,000 | $52,100 |
Worked example on an indicative price; actual BSD follows the final contracted price. $1,800 + $3,600 + $19,200 + $20,000 + $7,500 = $52,100.
BSD is payable within 14 days of signing the Sale & Purchase Agreement and can come out of CPF. Note that the 5% rate starts above $1.5M, worth remembering when comparing a 550 sqft two-bedder against a 700 sqft one.
Additional Buyer's Stamp Duty
ABSD depends on who you are and how many homes you already hold. The 2026 rates:
| Buyer profile | 1st property | 2nd property | 3rd & subsequent |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity / company | 65% | 65% | 65% |
Rates as at 2026; check IRAS for the prevailing schedule before committing. ABSD is charged on the purchase price or market value, whichever is higher.
The stakes are not small: a Singapore Citizen buying this estimated $1.65M two-bedder as a second property owes roughly $330,000 in ABSD on top of the $52,100 BSD, about 23% of the price in stamp duties. First-time citizen buyers pay none. If ABSD applies to you, run the full stack in our affordability calculator before you fall for a floor plan.
How the estimate reads against the neighbourhood
Here is the part most launch websites skip. A ~S$3,000 psf launch would price this project well above everything trading around it today:
| Project | Tenure / status | Recent psf |
|---|---|---|
| Thomson Impressions (next door) | 99-yr · TOP 2019 | $2,124 6-mo avg · record $2,464 (Jun 2026) |
| Jadescape (Shunfu Rd) | 99-yr · TOP 2022 | ~$2,434 median |
| Chuan Park (Lorong Chuan) | 99-yr · launched Nov 2024 | $2,626 (2026 avg) |
| Artisan 8 (Sin Ming Rd) | Freehold · launched Aug 2025 | $2,388 avg |
Comparable figures from recent reported transactions; averages vary by period and unit mix.
Against Thomson Impressions' six-month average of $2,124 psf, a $3,000 psf launch is a premium of roughly 40%. Buyers are paying today for things that arrive tomorrow: the 2030 CRL interchange, eleven years of zero new Bishan supply, an Ai Tong address. The premium question is real. Whether it is justified depends on where resale prices stand at launch, estimated for late 2027 to 2028.
Pricing questions, answered
What is the estimated starting price for Lorong Puntong Condo?
On the low scenario of roughly $2,900 psf, the smallest two-bedroom (about 550 sqft) works out to around $1.60 million. Nothing here is official: Eco World has not released a price list, and every figure on this page is an indicative estimate.
Are these the developer's official prices?
No. Eco World has not announced an official project name or price list. This table applies analyst launch estimates of roughly $2,900–3,100 psf (Newmark, Stacked Homes) to estimated unit sizes. Treat every number as indicative until the official release.
How much Buyer's Stamp Duty is payable on a ~$1.65M unit?
At the current residential rates, BSD on $1,650,000 comes to $52,100: $1,800 on the first $180,000 at 1%, $3,600 on the next $180,000 at 2%, $19,200 on the next $640,000 at 3%, $20,000 on the next $500,000 at 4%, and $7,500 on the remaining $150,000 at 5%. BSD is payable within 14 days of signing the Sale & Purchase Agreement and can be paid from CPF.
What ABSD applies if I already own a property?
A Singapore Citizen buying a second residential property pays 20% ABSD, about $330,000 on a $1.65 million unit, on top of BSD. The rate rises to 30% from the third property. Permanent Residents pay 5%, 30% and 35% across their first three properties; foreigners pay 60% and entities 65%. Rates current as of 2026.
Could the launch price come in lower than these estimates?
It could, but the record land cost sets a hard floor. Our build-up puts breakeven between roughly $2,587 and $2,889 psf, so a launch far below $2,900 psf would leave little or no margin. Final pricing depends on the market at launch, the unit mix and CRL sentiment.
Sources: URA tender award, Lorong Puntong / Sin Ming Avenue · IRAS: Additional Buyer’s Stamp Duty · MAS: Total Debt Servicing Ratio
Know your number before launch day.
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