About Lorong Puntong Residences
Lorong Puntong Residences* is a new 99-year private condominium by Eco World Development (S) Pte. Ltd., offering approximately 140 homes at Lorong Puntong / Sin Ming Avenue in Sin Ming, Bishan.
*Working name until the developer names the project.
Lorong Puntong Residences key facts
- Developer
- Eco World Development (S), part of Malaysia's Eco World Development Group
- Location
- Lorong Puntong / Sin Ming Avenue, District 20. Street address not announced
- Name
- Not announced yet; to launch under the VERSIONE series
- Type
- Private condominium
- Tenure
- 99-year leasehold
- Homes
- About 140 (URA estimate)
- Site
- 4,283.4 sqm (about 46,100 sq ft)
- Nearby MRT
- Bright Hill and Upper Thomson (Thomson-East Coast Line)
- Launch
- Planned for 2028
- Bedroom types
- Once released
- Prices
- Once released
- Completion
- Once announced
- Last updated
- 30 Oct 2026
Lorong Puntong Residences price list and prices nearby
The developer has not released the price list, so there is no price to quote yet; it comes with the preview, planned for 2028. Thomson Reserve nearby is a large project of 1,268 homes, while this one is boutique; compare the two once prices are out.
Prices nearby
| Project | What it is | Prices reported |
|---|---|---|
| Thomson Reserve | New launch, October 2026, 1,268 homes | From S$2,608 psf; 2-bedroom (592 sq ft) from S$1.544M, 3-bedroom (947 sq ft) from S$2.503M |
| Artisan 8 | Freehold boutique launch, August 2025, 34 homes | 22 sold at an average of S$2,388 psf |
| JadeScape | Resale, completed 2022 | S$2,631 psf (August 2026) and S$2,652 psf (July 2026) |
| Thomson Impressions | Resale | 3-bedroom (1,055 sq ft) at S$2,256 to S$2,465 psf, May to June 2026 |
These are other projects nearby, not this one's prices, which aren't out yet.
Resale prices around Bishan and Thomson
| Condo | 2026 median, to mid-September |
|---|---|
| Thomson Three | S$2,170 psf |
| Thomson Impressions | S$2,146 psf |
| Thomson Grand | S$1,882 psf |
| The Gardens at Bishan | S$1,823 psf |
| Bishan Park Condominium | S$1,485 psf |
The land cost more than any of these. Eco World's bid of about S$1,612 psf per plot ratio set a record for a purely residential city-fringe government site, above the S$1,515 for Berlayar Drive in August 2026. The last Lorong Puntong site, sold in 2014 and now Thomson Impressions, went for S$731.
Be first to get the price list once it's out
Send Me The Price ListHow you pay for Lorong Puntong Residences
Lorong Puntong Residences will be bought while it is still being built, so you don't pay the whole price at once. You pay 5% in cash to book, 15% when you sign the Sale and Purchase Agreement, and the rest in stages as the building goes up. The bank loan is drawn down the same way, so the monthly instalments start small and rise.
| Stage | Of the price |
|---|---|
| Booking (option to purchase) | 5%, cash |
| Sale and Purchase Agreement | 15% |
| Foundation | 10% |
| Reinforced concrete framework | 10% |
| Partition walls | 5% |
| Roofing and ceiling | 5% |
| Door and window frames, wiring, plumbing | 5% |
| Car park, roads and drains | 5% |
| TOP (keys) | 25% |
| Legal completion (CSC) | 15% |
The standard schedule for homes under construction; the exact stages are in your Sale and Purchase Agreement. Stamp duty and legal fees are paid on top.
Loans and CPF
- A bank loan covers up to 75% of the price on your first home loan
- All your monthly debt repayments together can't be more than 55% of your gross monthly income
- Banks test what you can afford at a 4% interest rate, whatever the actual rate
- After the 5% booking fee, CPF Ordinary Account savings can pay the later stages, stamp duty and monthly instalments, within CPF limits
Stamp duty
| Part of the price | Buyer's Stamp Duty |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1.5 million | 5% |
| Above S$3 million | 6% |
Charged on the price or the market value, whichever is higher. A Singapore Citizen buying a first home pays no Additional Buyer's Stamp Duty; a second home, and buyers who aren't Citizens, pay more. Rules can change, so check your own figures with your bank or lawyer.
Work out your numbers once the price list is out
Send Me The Price ListLorong Puntong Residences floor plans and unit mix
About 140 homes are planned, a URA estimate; the final number may differ. The bedroom types, sizes, floor plans and facilities come with the e-brochure. As a smaller project, expect a more compact set of facilities than a large condo.
Get the floor plans for the bedroom type you want
Send Me The Floor PlansLorong Puntong Residences e-brochure
The Lorong Puntong Residences e-brochure isn't released yet. The developer releases it at the preview, with the floor plans, sizes and facilities.
Get the e-brochure as soon as it's out
Send Me The E-BrochureLorong Puntong Residences location: Sin Ming, opposite Ai Tong School
Sin Ming sits between MacRitchie and Bishan-Ang Mo Kio Park, with landed homes, condos and HDB estates already in place. Around the site are Ai Tong School, a small landed enclave around Jalan Angklong and Jalan Tambur, older condos such as Faber Garden and Flame Tree Park, the Midview City estate and a place of worship across the road.
Getting around
Bright Hill MRT on the Thomson-East Coast Line is close by, with direct trains to Orchard, Marina Bay and Shenton Way, and Thomson Plaza one stop up the line. Cross Island Line Phase 1, expected in 2030, makes Bright Hill an interchange, with links to Ang Mo Kio and Hougang. Exact walking times depend on the final layout.
Schools in the area
Ai Tong School is directly opposite, and CHIJ St Nicholas Girls' School, Catholic High School and Ang Mo Kio Primary School are in the neighbourhood. Primary 1 priority depends on each unit's registered address and MOE rules, and no purchase guarantees a place.
Food and daily needs
Sin Ming Roti Prata on Sin Ming Road is known for its coin prata with mutton curry. Up the road, Upper Thomson's food street has Columbus Coffee Co., Salted Caramel, The Roti Prata House and Nam Kee Chicken Rice. Thomson Plaza has a supermarket, enrichment centres and casual dining.
Parks and nature
Bishan-Ang Mo Kio Park has open lawns, cycling paths and family facilities. MacRitchie Reservoir's trails and kayaking, Windsor Nature Park's 75 hectares of forest walks and Lower Peirce Reservoir are on the Thomson side.
What's planned for the area
- Cross Island Line Phase 1, expected in 2030, with an interchange at Bright Hill
- Bishan 2.0, set out in URA's Master Plan 2025 as a future sub-regional centre, delivered over time
Good to know
Before this site, the last government land site sold in Bishan was in 2015. The Midview City light-industrial and commercial estate and a place of worship are close by; check the site plan once it's released.
Who this location suits
Families planning around Ai Tong School, and Bishan and Sin Ming residents who want a new home without leaving the area.
The developer: Eco World
Eco World Development (S) is wholly owned by Eco World Development Group, listed on Bursa Malaysia. This is its first development in Singapore, though it has marketed overseas projects here since 2015. Through Eco World International it has developed Embassy Gardens, London City Island and Wardian London in London, West Village in Parramatta and Yarra One in Melbourne, as well as Malaysian townships and business parks.
Questions worth asking at the preview
- The site plan, and the way to Bright Hill MRT
- The bedroom mix, sizes and facilities
- The architect and main contractor
- The expected TOP date and maintenance fees
Lorong Puntong Residences launch timeline
- 18 September 2026The site is awarded to Eco World, the top of seven bids
- 2028Launch planned by the developer, under its VERSIONE series
- Expected 2030Bright Hill becomes a Cross Island Line interchange
- Not announcedCompletion (TOP)
Lorong Puntong Residences FAQ
When does it launch?
The developer plans to launch in 2028. We'll update this page as soon as it announces a preview.
Is there a price yet?
Not yet. Prices come with the price list at the preview.
Is it near Ai Tong School?
Yes, directly opposite. Primary 1 priority depends on each unit's registered address and MOE rules, so check the final address.
How near is the MRT?
Bright Hill MRT on the Thomson-East Coast Line is close by. The exact walk depends on the final layout.
What is the Cross Island Line?
A new MRT line. Phase 1 is expected to open in 2030, making Bright Hill an interchange with links to Ang Mo Kio and Hougang.
Will it have full condo facilities?
Facilities haven't been announced. As a smaller project, expect a more compact set than a large condo.
How many homes are there?
About 140, per URA's estimate. The developer's final number may differ.
Is it freehold?
No. It's a 99-year leasehold.
Why was the land so expensive?
Seven developers bid, and the winning bid set a record land rate for a purely residential city-fringe government site. Land cost isn't a selling price.
Is it better value than Thomson Reserve?
That will be clear once prices are out. Thomson Reserve has 1,268 homes from S$2,608 psf; this site is boutique, at about 140 homes.
Where does the train go?
The Thomson–East Coast Line runs direct to Orchard, Marina Bay and Shenton Way, and Thomson Plaza is one stop away.
What other schools are nearby?
CHIJ St Nicholas Girls' School, Catholic High School and Ang Mo Kio Primary School are in the neighbourhood, besides Ai Tong School opposite.
What's the project called?
Not announced yet. The developer will launch it under its VERSIONE series.
Do I need to sell my HDB flat first?
Not necessarily. Eligible married couples can buy first and claim back the Additional Buyer's Stamp Duty if they sell their flat within 6 months of the new home's completion. Conditions apply.
Has Eco World built in Singapore before?
No, this is its first Singapore development. It has built in London, Sydney and Melbourne and across Malaysia, and has marketed overseas projects in Singapore since 2015.
Where can I see the Lorong Puntong Residences floor plans?
They aren't released yet. The developer releases them with the e-brochure at the preview. Leave your details and we'll send them to you as soon as they're out.
Is the Lorong Puntong Residences price list out?
Not yet. The price list comes out at the preview. Until then, the Prices nearby section shows what nearby launches and resale homes cost. Leave your details to get the price list as soon as it's released.
Where can I get the Lorong Puntong Residences e-brochure?
It isn't released yet. The developer releases the e-brochure at the preview. Leave your details and we'll send it to you, with the price list and floor plans, as soon as it's out.
More about Lorong Puntong Residences
About Lorong Puntong Residences
A boutique collection of about 140 homes. Ai Tong School directly opposite. Bright Hill MRT close by. Lorong Puntong Residences brings new private homes to Sin Ming in the first Thomson-Bishan government land release in over a decade. Here is why this launch is worth a close look.
What you're buying
Lorong Puntong Residences is a new 99-year private condominium at Lorong Puntong / Sin Ming Avenue, in the Bishan planning area, District 20. Eco World Development (S) Pte. Ltd. plans to launch Lorong Puntong Residences in 2028 under its new VERSIONE series of curated lifestyle apartments.
Lorong Puntong Residences occupies 4,283.4 sqm, with a maximum gross floor area of 11,994 sqm. About 140 homes puts Lorong Puntong Residences firmly in boutique territory: a new private address for buyers who want a smaller collection of neighbours.
Location
Sin Ming, with school, shopping and parks around it
Lorong Puntong Residences sits at Lorong Puntong and Sin Ming Avenue. Thomson Plaza and Upper Thomson Road provide shopping and dining, while Bishan-Ang Mo Kio Park and Windsor Nature Park add open space and nature to the local surroundings. The attraction is the combination: a private home with several different reasons to stay around Sin Ming.
Less than 200 m from Bright Hill MRT
Lorong Puntong Residences is less than 200 m from Bright Hill MRT on the Thomson-East Coast Line, with the access route determined by the final layout. One stop away, Upper Thomson MRT serves Thomson Plaza and the Upper Thomson dining stretch. Bright Hill is also planned as a Cross Island Line interchange, adding another rail connection at the same station.
The Thomson-East Coast Line runs direct to Orchard, Marina Bay and Shenton Way. For buyers working in these districts, that means a train connection to the destination itself, without changing lines. The same rail link serves both Orchard and the city business districts, giving Lorong Puntong Residences a transport proposition beyond its immediate neighbourhood.
Thomson Plaza for groceries, enrichment and meals
Thomson Plaza brings together a supermarket, enrichment centres and dining. That mix gives the mall a role beyond shopping: groceries and children's classes are served by the same destination. With Thomson Plaza one MRT stop away, Lorong Puntong Residences has an established household amenity close to Bright Hill.
Upper Thomson Road for dining choice
Casuarina Curry, Nam Kee Chicken Rice, The Roti Prata House, Columbus Coffee Co. and Salted Caramel are among the dining names on Upper Thomson Road. For Lorong Puntong Residences, Upper Thomson Road adds a dining destination alongside the supermarket and enrichment offering at Thomson Plaza.
Bishan-Ang Mo Kio Park for lawns and cycling paths
Bishan-Ang Mo Kio Park has lawns, cycling paths and family facilities near Lorong Puntong Residences. The park gives the Sin Ming address outdoor space beyond the condo grounds, with both open lawns and dedicated cycling paths in the same destination.
Windsor Nature Park and the Central Nature Park Network
Windsor Nature Park is a 75-hectare part of the Central Nature Park Network. Its scale adds a substantial nature destination to the surroundings of Lorong Puntong Residences, distinct from the lawns and cycling paths at Bishan-Ang Mo Kio Park.
MacRitchie Reservoir Park for hiking and water sports
MacRitchie Reservoir Park is a destination for nature, jogging, hiking and water sports. For buyers drawn to the Thomson area for outdoor recreation, MacRitchie brings land-based activities and water sports into the same wider neighbourhood offering.
Lower Peirce Reservoir for boardwalks and forest trails
Lower Peirce Reservoir offers a boardwalk and forest trails. Together with Windsor Nature Park and MacRitchie Reservoir Park, Lower Peirce gives the area more than one kind of nature outing. Lorong Puntong Residences belongs to a part of Singapore where parks and reservoir landscapes are part of the location appeal.
School
Ai Tong School directly opposite
Ai Tong School sits directly opposite Lorong Puntong Residences. For families already connected to Ai Tong School, the address keeps the school at the centre of the move. A new private home and the same school neighbourhood belong to one housing decision.
Other schools in the neighbourhood
CHIJ St Nicholas Girls' School, Catholic High School and Ang Mo Kio Primary School are also in the neighbourhood. These names broaden the school appeal beyond Ai Tong School, particularly for households with existing connections to Bishan, Thomson and Ang Mo Kio.
Staying around the same school
For a family whose child already attends school around Sin Ming, remaining in the area supports continuity through a home upgrade. The school, friendships and familiar surroundings remain the anchor while the home changes. Lorong Puntong Residences speaks to families who want a new address without rebuilding every part of their connection to the neighbourhood.
Primary 1 distance priority
Primary 1 registration gives priority by home-to-school distance, using the registered home address and the applicable registration rules. For Lorong Puntong Residences, priority depends on the registered address of the chosen home. The position opposite Ai Tong School is a location benefit; admission remains governed by the Primary 1 registration rules.
Why this project?
Boutique scale beside much larger new-home choices
Thomson Reserve has 1,268 homes, while JadeScape has 1,206. Against those two named projects, the proposed home count at Lorong Puntong Residences is less than one eighth as large. That is a clear difference in residential scale for buyers who prefer a smaller condo community.
New homes in an area with a long gap between land releases
The earlier Lorong Puntong government land sale took place in October 2014 and became Thomson Impressions. Lorong Puntong Residences brings another new-build choice to the same locality after that long interval. For buyers attached to Sin Ming, a new private home here is an opportunity to upgrade within the area rather than start again elsewhere.
School proximity with a city-bound train connection
Lorong Puntong Residences combines a school-led address with a direct city rail connection. That combination answers two different household priorities at once: remaining around Ai Tong School and reaching the city on the Thomson-East Coast Line. The appeal is especially clear for families whose home search needs to serve both education and work.
A curated apartment concept
VERSIONE is Eco World's new series of curated lifestyle apartments and experiences. Lorong Puntong Residences is planned under that series, giving the launch a defined product direction alongside its boutique scale. The VERSIONE concept is part of Eco World's first entry into Singapore residential development.
The neighbours
Thomson Reserve on Bright Hill Drive
Thomson Reserve is a 1,268-home project on Bright Hill Drive by CapitaLand Development, UOL and SingLand. Public preview began on 17 October 2026, with the sales launch scheduled for 31 October 2026. Thomson Reserve brings a large new-launch alternative into the same wider Thomson housing market.
Announced starting prices at Thomson Reserve are S$2,608 psf. A 592 sq ft 2-bedroom starts from S$1.544 million, while a 947 sq ft 3-bedroom starts from S$2.503 million. These are entry prices for Thomson Reserve, providing a local new-home reference with both floor area and total purchase price attached.
JadeScape and completed private homes
JadeScape was completed in 2022. Resale transactions recorded S$2,652 psf in July 2026 and S$2,631 psf in August 2026. Psf means price per square foot: the price of a home divided by its floor area. JadeScape provides a completed-home price reference alongside the new-launch figures at Thomson Reserve.
Thomson Three and Thomson Impressions
From the start of 2026 to 14 September, resale medians were S$2,170 psf at Thomson Three and S$2,146 psf at Thomson Impressions. At Thomson Impressions, 1,055 sq ft 3-bedroom homes recorded resale prices of S$2,256 to S$2,465 psf in May and June 2026. These figures put specific local transactions alongside the broader project medians.
Thomson Grand, The Gardens at Bishan and Bishan Park Condominium
For the same 2026 period to 14 September, resale medians were S$1,882 psf at Thomson Grand, S$1,823 psf at The Gardens at Bishan and S$1,485 psf at Bishan Park Condominium. The named projects show the spread of resale pricing across the surrounding private housing market, with several price points represented around Bishan and Thomson.
Artisan 8 and the smaller-project segment
Artisan 8 is a 34-home freehold project that debuted in August 2025. The 22 homes sold at debut achieved an average of S$2,388 psf. Artisan 8 adds a small-project reference to a local housing picture that also includes the much larger Thomson Reserve and JadeScape.
Who's building it
Eco World Development (S) Pte. Ltd.
Eco World Development (S) Pte. Ltd. is wholly owned by Eco World Development Group Bhd, listed on Bursa Malaysia. The group's president and CEO is Chang Khim Wah. Eco World has a portfolio spanning residential and commercial projects in Malaysia, London, Sydney and Melbourne, bringing international development experience to Lorong Puntong Residences.
Named projects in London and Australia
Eco World International's projects include Embassy Gardens, London City Island and Wardian London with Ballymore. In Australia, the portfolio includes West Village in Parramatta and Yarra One in Melbourne. These are named residential projects behind the group's international presence, across several different cities and housing markets.
A Singapore presence since 2015
Eco World opened its first EcoWorld Gallery in Singapore in 2015. Lorong Puntong Residences is the group's first development in Singapore, following that earlier marketing presence. The launch marks Eco World's move from presenting projects to Singapore buyers to developing a residential project here.
S$208.1 million for the Lorong Puntong land
Eco World secured the Lorong Puntong land on 18 September 2026 for S$208,099,000 after seven bids. The winning offer was 11.1% above the S$187.33 million bid from Hong Leong Holdings and TID. Sunway MCL offered S$185.38 million, while EL Development offered S$182.1 million.
The remaining bids came from JBE Capital at S$173.29 million; a Santarli, Heeton, Kay Lim and Sunray consortium at S$168.89 million; and Kheng Leong at S$162.15 million. Eco World's winning offer placed Lorong Puntong Residences ahead of six competing bids for the same address.
A record city-fringe residential land rate
The winning land rate was about S$1,612 psf ppr, setting a record for a pure residential government land sale in the Rest of Central Region. That exceeded the S$1,515 psf ppr paid for Berlayar Drive in August 2026. Psf ppr measures land cost per square foot of allowable floor area, rather than the selling price per square foot of a home.
The earlier Lorong Puntong tender that became Thomson Impressions drew 18 bids and was won by Nanshan Group at S$731 psf ppr. The two tenders place Lorong Puntong Residences within a longer history of developers bidding for this part of Sin Ming.
Completion within 60 months of tender acceptance
The completion requirement for Lorong Puntong Residences is 60 months from tender acceptance. That gives the project a contractual completion period alongside Eco World's planned 2028 sales launch.
Future
Sin Ming Avenue transit-priority corridor, targeted by 2029
A transit-priority corridor on Sin Ming Avenue is targeted by 2029. For Lorong Puntong Residences, the planned corridor is an immediate-area transport initiative on one of the roads forming the project's address.
Cross Island Line Phase 1, targeted for 2030
Cross Island Line Phase 1 is targeted for completion in 2030. Ang Mo Kio and Hougang are among the planned stations, with Bright Hill connecting the Cross Island Line and Thomson-East Coast Line. The future connection adds another direction of travel to the existing city-bound connection at Bright Hill.
Bishan 2.0 in the Master Plan 2025
Bishan 2.0 is planned as a future sub-regional centre with jobs, refreshed amenities and public spaces, delivered over time. The plan extends the area's role beyond housing, placing employment and public-space renewal within Bishan's longer-term direction.
For Lorong Puntong Residences, the wider story combines a new interchange, a transport initiative on Sin Ming Avenue and a longer-term plan for Bishan. Together, these give the address a future chapter alongside the school, shops and parks that already define its appeal.
Who it suits
HDB upgraders in Bishan, Sin Ming and Ang Mo Kio
You want a new private home while keeping Bishan, Sin Ming or Ang Mo Kio at the centre of your life. Lorong Puntong Residences offers a boutique route into private housing around the schools, dining destinations and rail connections that draw you to this part of Singapore.
Families focused on Ai Tong School
You want the position opposite Ai Tong School to be part of your home purchase. Lorong Puntong Residences puts that school connection at the heart of the address, with the wider Bishan and Thomson school neighbourhood around you.
Right-sizers from the Thomson landed estates
You prefer a smaller condo community while staying around Thomson and Bishan. Lorong Puntong Residences offers a boutique alternative to the large projects in the area, keeping the focus on a new private home in a familiar part of Singapore.
Thomson-East Coast Line commuters
You work in Orchard, Marina Bay or Shenton Way and want your home connected to the same line. Lorong Puntong Residences places Bright Hill MRT close to home, making the direct city rail link a central part of the address.
Families staying close across generations
You want your next home to keep family connections around Sin Ming, Bishan and Thomson. Lorong Puntong Residences brings a new private housing option into that search, with boutique scale for households who want to stay rooted in the same area.
