Punggol East Riverside Land Could Bring More Than 8,000 New Homes

Singapore is preparing to redevelop a sizeable stretch of state-owned land along the Punggol East waterfront, with five residential-zoned plots covering about 25 hectares potentially capable of accommodating more than 8,000 homes.

The plots extend from the Tampines Expressway towards Tebing Lane and along Sungei Serangoon. Under Singapore’s Master Plan 2025, the sites are designated for residential development, with gross plot ratios ranging from 3.0 to 3.4, allowing relatively intensive housing projects.

Property researcher Nicholas Mak estimates that the combined land area is roughly 2.6 million square feet. Depending on the eventual development mix, the sites could accommodate as many as 8,400 private condominium units, or slightly below 7,000 public-housing flats. A combination of private and public housing could also be possible.

The redevelopment will affect several businesses currently operating on the state-owned properties. Their leases are due to expire on December 31, 2026, with the Singapore Land Authority saying some tenants have received extensions while the government finalises its redevelopment plans.

One of the affected locations is Punggol East Container Park, where City Sprouts has operated an F&B cluster since 2022. The operator is preparing to leave the site by the end of the year because the land is required for future residential redevelopment.

The waterfront location could make the future housing particularly attractive. Four of the five plots sit beside Sungei Serangoon, while a park connector provides links towards Sengkang and Hougang, as well as recreational destinations including Punggol Park and Coney Island.

Transport connectivity is another potential advantage. Riviera LRT Station is nearby and is planned to become an MRT station when the first phase of the Cross Island Line is completed in 2032.

Singapore has been maintaining a strong pipeline of residential land as it responds to housing demand. The government’s 2H2026 land-sale programme alone provides for 4,745 private residential units on its Confirmed List, while the overall programme could yield about 9,200 private homes.

However, the government has not announced detailed redevelopment plans or specific construction timelines for the other Punggol East plots. The eventual number and type of homes will depend on future planning decisions.

The proposed redevelopment would add another major residential cluster to Punggol, which has already evolved into one of Singapore’s significant new-town areas, alongside developments such as Punggol Digital District and the Singapore Institute of Technology campus.