Artisan 8
13 units available
$2,105–$2,582 psf
62% sold
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.
In the pipeline
Tender not yet awarded — no land cost on record · ~310 units planned
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 15 Aug 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, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- GLS Site
- District
- D20 · RCR · Central
- Tenure
- 99 years
- Total units
- 310
- Plot ratio
- 2.8
- Units sold
- 0%0 of 310 · 310 available
- Estimated completion
- 2031
- Nearest MRT
- Bright Hill TE7 · 0.28 km · ~4 min walk
- Coordinates
- 1.36117, 103.83140
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
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 TE7 · 0.28 km · ~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
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Ai Tong SchoolVery high P1 demand | 0.19 km | 3 min | — |
| Bright Hill MRTTE7 · Thomson-East Coast Line | 0.28 km | 4 min | — |
| Peirce Secondary SchoolSecondary | 0.62 km | 9 min | — |
| Bishan-Ang Mo Kio Park (Pond Gardens)Park · 28 ha | 0.72 km | 11 min | — |
| Thomson PlazaShopping mall | 0.72 km | 11 min | — |
| Upper Thomson MRTTE8 · Thomson-East Coast Line | 0.76 km | 11 min | — |
| Mayflower Secondary SchoolSecondary | 0.90 km | 14 min | 3 min |
| Lower Peirce Reservoir ParkPark · 10 ha | 1.05 km | 16 min | 3 min |
| Kebun Baru Market and Food CentreHawker centre · 10 cooked-food stalls | 1.06 km | 16 min | 3 min |
| Eunoia Junior CollegeJunior college | 1.10 km | 17 min | 3 min |
| Marymount CCCommunity club | 1.10 km | 17 min | 3 min |
| Kebun Baru Food CentreHawker centre · 29 cooked-food stalls | 1.17 km | 18 min | 3 min |
| Shunfu Road Blk 320 (Shunfu Mart)Hawker centre · 31 cooked-food stalls | 1.19 km | 18 min | 3 min |
| ActiveSG Gym@Ang Mo Kio Community CentreActiveSG sport centre | 1.21 km | 18 min | 3 min |
| Ang Mo Kio CCCommunity club | 1.21 km | 18 min | 3 min |
| Ang Mo Kio Primary SchoolP1 vacancies available | 1.22 km | 18 min | 4 min |
| Windsor Nature ParkPark · 60 ha | 1.23 km | 18 min | 4 min |
| Mayflower MRTTE6 · Thomson-East Coast Line | 1.35 km | 20 min | 4 min |
| CHIJ St. Nicholas Girls' SchoolVery high P1 demand | 1.43 km | 22 min | 4 min |
| Catholic High SchoolVery high P1 demand | 1.66 km | 25 min | 5 min |
| Ang Mo Kio PolyclinicPublic polyclinic · NHG Health | 2.16 km | — | 6 min |
| Mount Alvernia HospitalNot-for-profit hospital | 2.22 km | — | 6 min |
| Australian International SchoolInternational school nearest — beyond 3 km | 3.40 km | — | 10 min |
| National University of Singapore (Bukit Timah)Autonomous university nearest — beyond 3 km | 4.83 km | — | 14 min |
| Seletar Aerospace ParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| Paya Lebar iParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| Downtown (CBD and Marina Bay)Central business district | 5–10 km | — | 20–30 min |
No categories selected. Pick one above, or .
27 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
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.
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 3,822 matched buy-and-sell pairs (March 1995 to August 2026), including the 5.0% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 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 5.0% recorded on completed sales here.
Median annualised return
4.7% p.a.
all exits in district D20, winners and losers
Share that made money
95.0%
3,629 of 3,822 matched exits
Median gain when it worked
$411k
gross, before transaction costs
Median loss when it did not
-$61k
193 exits sold at or below cost
Median holding period
7.7y
purchase to sale
RCR segment median
3.8% p.a.
45,914 exits island-wide, 90.1% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. 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.
5.0% p.a.middle of the 10 mapped, all exits2.9–6.2%slowest to fastest of the 10$407kmiddle 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)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Clover by the Park | 2011 | 348 | 100.0% | 6.2% p.a. | 7.0y | $620k | $2,129 |
| Amo Residence | 2025 | 41 | 100.0% | 5.5% p.a. | 3.7y | $467k | $2,117 |
| Grandeur 8 | 2005 | 626 | 97.4% | 5.5% p.a. | 7.3y | $471k | $1,677 |
| The Gardens at Bishan | 2004 | 812 | 97.4% | 5.4% p.a. | 9.1y | $433k | $1,923 |
| Jadescape | 2022 | 318 | 100.0% | 5.4% p.a. | 4.5y | $371k | $1,715 |
| The Panorama | 2017 | 299 | 100.0% | 4.6% p.a. | 7.3y | $380k | $1,411 |
| Goldenhill Park Condominium | 2004 | 268 | 86.6% | 4.5% p.a. | 8.8y | $510k | $2,513 |
| Tresalveo | 2012 | 46 | 100.0% | 4.3% p.a. | 8.5y | $370k | $1,170 |
| Sky Vue | 2016 | 263 | 99.2% | 3.0% p.a. | 7.7y | $245k | $1,594 |
| Thomson View Condominium | 1987 | 95 | 67.4% | 2.9% p.a. | 9.2y | $278k | $1,384 |
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 walk
2A 1.34× • ballot SC >2km2B 2.55× • ballot SC <1km2C 1.90× • ballot SC <1km2C(S) —
CHIJ St. Nicholas Girls' School1–2km1.43 km (est.)≈ 22 min walk
2A 0.89×2B 2.04× • ballot SC <1km2C 1.62× • ballot SC <1km2C(S) —
Catholic High School1–2km1.66 km (est.)≈ 25 min walk
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: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D20 or the same segment and region.
Thomson Reserve
Upcoming
Est. launch price$2,370–$2,680 psf
0% sold
Aurea
117 units available
$2,804–$3,691 psf
38% sold
Berlayar Drive GLS
GLS Site
Est. launch price$3,100–$3,510 psf
0% sold
Cape Royale
146 units available
$2,182–$2,238 psf
52% sold
Dorset Road GLS
Upcoming
Est. launch price$2,830–$3,200 psf
0% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
