Lorong Puntong/ Sin Ming Avenue GLS Condo Prices, Units Sold & Analysis (D20)

Gallery

Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.

Overview

Lorong Puntong/ Sin Ming Avenue GLS is a pipeline 310-unit 99-year leasehold condominium in D20 (RCR, Central region), with completion expected in 2031.

The site sits about 0.28 km in a straight line from Bright Hill (TE7), roughly 4 minutes on foot. It has not launched, and no pricing has been published.

This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Lorong Puntong/ Sin Ming Avenue GLS, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: GLS Site
Tenure: 99 years
Total units: 310
Estimated completion: 2031

Land and cost

Plot ratio: 2.8

Location

District: D20, RCR, Central
Nearest MRT: Bright Hill TE70.28 km in a straight line, ~4 min walk
Coordinates: 1.36117, 103.83140

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.

Location and connectivity

Where Lorong Puntong/ Sin Ming Avenue GLS sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Bright Hill (TE7), about 0.28 km away in a straight line, roughly 4 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.

Lorong Puntong/ Sin Ming Avenue GLS is located at 1.36117, 103.83140 in D20, Singapore. The interactive map loads when this section comes into view.

District: D20 · Central · RCR
Nearest MRT: Bright Hill TE70.28 km in a straight line, ~4 min walk
Coordinates: 1.36117, 103.83140
Tenure: 99 years
Site status: GLS Site

Open this location in Google Maps·Every tracked launch on one map·Primary schools map

The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.

What is nearby

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations3 places

Place	By road	Drive	Walk
Bright Hill MRTTE7 · Thomson-East Coast Line	0.4 km	—	4 min
Upper Thomson MRTTE8 · Thomson-East Coast Line	1.0 km	—	11 min
Mayflower MRTTE6 · Thomson-East Coast Line	1.8 km	4 min	20 min

Schools9 places

Place	By road	Drive	Walk
Ai Tong SchoolPrimary school, very high P1 demand	0.3 km	—	3 min
Ang Mo Kio Primary SchoolPrimary school, p1 vacancies available	1.7 km	4 min	18 min
CHIJ St. Nicholas Girls' SchoolPrimary school, very high P1 demand	1.9 km	4 min	22 min
Catholic High SchoolPrimary school, very high P1 demand	2.2 km	5 min	25 min
Peirce Secondary SchoolSecondary	0.8 km	—	9 min
Mayflower Secondary SchoolSecondary	1.2 km	3 min	14 min
Eunoia Junior CollegeJunior college	1.5 km	3 min	17 min
Australian International SchoolInternational school nearest, beyond 3 km	4.6 km	10 min	—
National University of Singapore (Bukit Timah)Autonomous university nearest, beyond 3 km	6.5 km	14 min	—

Shopping malls1 place

Place	By road	Drive	Walk
Thomson PlazaShopping mall	1.0 km	—	11 min

Hawker centres3 places

Place	By road	Drive	Walk
Kebun Baru Market and Food CentreHawker centre · 10 cooked-food stalls	1.4 km	3 min	16 min
Kebun Baru Food CentreHawker centre · 29 cooked-food stalls	1.6 km	3 min	18 min
Shunfu Road Blk 320 (Shunfu Mart)Hawker centre · 31 cooked-food stalls	1.6 km	3 min	18 min

Parks and nature3 places

Place	By road	Drive	Walk
Bishan-Ang Mo Kio Park (Pond Gardens)Park · 28 ha	1.0 km	—	11 min
Lower Peirce Reservoir ParkPark · 10 ha	1.4 km	3 min	16 min
Windsor Nature ParkPark · 60 ha	1.7 km	4 min	18 min

Sports and community clubs3 places

Place	By road	Drive	Walk
Marymount CCCommunity club	1.5 km	3 min	17 min
ActiveSG Gym@Ang Mo Kio Community CentreActiveSG sport centre	1.6 km	3 min	18 min
Ang Mo Kio CCCommunity club	1.6 km	3 min	18 min

Healthcare2 places

Place	By road	Drive	Walk
Ang Mo Kio PolyclinicPublic polyclinic · NHG Health	2.9 km	6 min	—
Mount Alvernia HospitalNot-for-profit hospital	3.0 km	6 min	—

Workplaces3 places

Place	By road	Drive	Walk
Seletar Aerospace ParkBusiness and innovation park	5–10 km	10–20 min	—
Paya Lebar iParkBusiness and innovation park	5–10 km	10–20 min	—
Downtown (CBD and Marina Bay)Central business district	10–15 km	20–30 min	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

Bedroom types and unit prices

Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.

Type	Avg price	Avg psf	Transacted range	Size range	Units sold	Available

Site map

Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.

Elevation chart

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

Tower view — what is still available

Latest transactions

Date	Unit	Type	Size	Price	Price psf

How D20 resales have performed

Capital appreciation context for Lorong Puntong/ Sin Ming Avenue GLS: what sellers of completed condos in the same district actually realised on 3,954 matched buy-and-sell pairs (March 1995 to October 2026), including the 4.9% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 4.9% recorded on completed sales here.

Median annualised return

4.8% p.a.

all 3,954 exits in district D20, winners and losers; 95.1% made money

RCR segment median

3.8% p.a.

46,610 exits island-wide, 90.2% profitable

D20 resalesRCR resales, all districts

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. Source: URA caveat data, matched pairs.

What past projects here returned

Completed condos in D20 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.

5.4% p.a.middle of the 10 mapped, all exits4.3–6.1%slowest to fastest of the 10$468kmiddle project’s median gain, gross$1,696 psftheir middle average resale psf

Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.

Pin colour:6–10% a year3.2–6% (at or above the island median)This launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
Clover by the Park	2011	350	100.0%	6.1% p.a.	7.0y	$626k	$2,129
Bishan Loft	2003	38	100.0%	6.0% p.a.	22.7y	$1.52M	$1,637
Grandeur 8	2005	628	97.5%	5.5% p.a.	7.3y	$472k	$1,677
Amo Residence	2025	42	100.0%	5.5% p.a.	3.7y	$463k	$2,117
The Gardens at Bishan	2004	817	97.4%	5.4% p.a.	9.1y	$435k	$1,923
Jadescape	2022	333	100.0%	5.4% p.a.	4.6y	$371k	$1,715
Nuovo	2004	42	100.0%	5.1% p.a.	21.4y	$1.17M	$1,267
The Panorama	2017	304	100.0%	4.7% p.a.	7.3y	$383k	$1,411
Goldenhill Park Condominium	2004	272	86.8%	4.6% p.a.	8.8y	$521k	$2,513
Tresalveo	2012	46	100.0%	4.3% p.a.	8.5y	$370k	$1,170

Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.

Land cost versus comparable sites

What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.

Primary schools within 1km and 2km

MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.

Map of Lorong Puntong/ Sin Ming Avenue GLS and the 4 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.

Primary school1km ring2km ring

Ai Tong School≤1km0.19 km (est.)≈ 3 min walkVery high demand · 2026 P1SAP

2A 1.34× • ballot SC >2km2B 2.55× • ballot SC <1km2C 1.90× • ballot SC <1km2C(S) —

Ang Mo Kio Primary School1–2km1.22 km (est.)≈ 18 min walkVacancies available · 2026 P1

2A 0.14×2B 0.00×2C 0.20×2C(S) 0.16×

CHIJ St. Nicholas Girls' School1–2km1.43 km (est.)≈ 22 min walkVery high demand · 2026 P1SAP · IP · Girls'

2A 0.89×2B 2.04× • ballot SC <1km2C 1.62× • ballot SC <1km2C(S) —

Catholic High School1–2km1.66 km (est.)≈ 25 min walkVery high demand · 2026 P1SAP · GEP · IP · Boys'

2A 1.06× • ballot SC >2km2B 1.75× • ballot SC <1km2C 1.56× • ballot SC <1km2C(S) —

Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.