Ecopolitan's 4-bedroom-with-study sold three times in early 2026 between $1.92M and $2.05M, a $1.99M median, the same price as A Treasure Trove's 1,206 sqft 3-bedroom and 31% below Watertown's 4-bedroom at the same 1,367 sqft. Standard 3-bedrooms sell at a $1.53M median, 10-28% below the neighbouring condos on psf. For a family upgrader who values space over the 9-12 minute walk to Punggol MRT, the answer is yes: 10 out of 10 on our QPE check.
Price Check — How Does It Compare?
3-Bedroom
Ecopolitan
$1.53M
3BR · 1,055-1,098 sqft
A Treasure Trove
$1.98M
1,206 sqft median · last 12M
4-Bedroom + Study
Ecopolitan
$1.99M
4BR+Study · 1,367 sqft
Watertown
$2.89M
1,356-1,367 sqft median · last 12M
Why Ecopolitan keeps coming up in Punggol
Updated August 2026 — this Ecopolitan review now runs on URA transaction data to August 2026: refreshed 3-bedroom and 4-bedroom medians, new comparison numbers for Twin Waterfalls, A Treasure Trove and Watertown, and the June 2026 record psf.
Four condos share the Punggol Walk strip, and they price in a clean ladder. A standard 3-bedroom resale runs about $1.53M at Ecopolitan, $1.71M at Twin Waterfalls, $1.75M to $1.98M at A Treasure Trove depending on the layout, and $2.25M at Watertown, the MRT-integrated format above Waterway Point. Ecopolitan, the 512-unit former Executive Condominium that fully privatised this year, is the cheapest entry on the strip: around $1,406 psf against $1,564 to $1,952 for its neighbours.
The harder comparison is on the bigger layouts. Ecopolitan's 4-bedroom-with-study at 1,367 sqft cleared three resales in early 2026 at $1.92M to $2.05M, a $1.99M median. A Treasure Trove's 1,206 sqft 3-bedroom now sells at a $1.98M median. Your two million dollars buys a 3-bedroom at A Treasure Trove, or a 4-bedroom with a study and 161 more sqft at Ecopolitan.
Watertown shows the other end of the ladder. Its 4-bedroom resales cleared $2.86M to $3.00M over the past 12 months, two of them on the same 1,367 sqft footprint as Ecopolitan's 4-bedroom-with-study. Identical floor area, roughly $900K apart.
The trade-off is the walk to MRT. Ecopolitan sits at the western end of Punggol Walk, 870m from Punggol MRT (NE17), a 9-12 minute walk. If you are willing to walk, the price already factors it in. If you want the MRT in a lift lobby, Watertown is the only condo in central Punggol that has it, at Watertown prices. The same pattern shows up in Pasir Ris, which we covered in Belysa Resales At $1,400 PSF: older former-EC blocks at roughly a third off the integrated-MRT competitor in the same district.
How we review: the QPE framework
Every review on this site runs through the QPE framework: Quality, Price, Exit. This Ecopolitan review uses transaction data refreshed to August 2026.
Quality covers developer track record, land size, layouts, MRT access, views, and facilities. Price examines total price (not PSF) and how it compares against what the market has tested. Exit asks who buys from you when it is time to sell, and what competing supply exists. All three need to check out.
What are you getting at Ecopolitan?
Ecopolitan is a 99-year leasehold D19 condo at 124-138 Punggol Walk, sitting beside Punggol Green Primary School and a 9-12 minute walk from Punggol MRT (NE17). Eight 17-storey towers across 303,951 sqft (28,238 sqm) of land, 512 units total. Developed by Qingjian Realty (Punggol Way) Pte Ltd, launched in 2013 and TOP'd in 2016.
The development was originally built as an Executive Condominium, a hybrid HDB-private format sold to qualifying Singaporean families with combined incomes capped at $14,000 at the time. Five years after completion, EC resales open to all Singaporeans and PRs. Ten years after completion, full privatisation: foreigners (subject to standard ABSD), all buyer pools, no restrictions. Ecopolitan crossed that ten-year mark this year, one of 11 ECs EdgeProp counts going private in 2026. Per the same report, Ecopolitan's average resale price stood at $1,332 psf as of July 2025, up 68.4% since its 2013 launch.
Source: EdgeProp
The 1,367 sqft 4-bedroom-with-study sold at $1.83M in June 2024. The three resales since, all in January and February 2026, cleared $1.92M, $1.99M and $2.05M.
| Detail | Ecopolitan |
|---|---|
| Developer | Qingjian Realty (Punggol Way) Pte Ltd |
| Tenure | 99-year leasehold from 4 December 2012 (~86 years remaining) |
| Land Size | 28,238 sqm / 303,951 sqft |
| Total Units | 512 |
| Blocks | 8 (17-storey) |
| TOP | 2016 |
| Privatisation | 2026 (full eligibility) |
| Type | Former Executive Condominium |
| MRT | Punggol MRT (NE17, North-East Line) — 870m / 9-12 min walk |
| Address | 124-138 Punggol Walk, Singapore 828770-828774 |
| Adjacent School | Punggol Green Primary (0.1km, within 1km MOE radius) |
Ecopolitan differs from the surrounding Punggol Walk private stock in two ways. First, the land: 303,951 sqft for 512 units works out to roughly 593 sqft of land per unit, well above A Treasure Trove (174 sqft per unit) and Watertown (180 sqft per unit, with the residential land share of the integrated parcel even tighter). Lower density translates to more breathing room between blocks, more landscaped ground, and units that feel detached rather than stacked.
Second, the family-targeted unit mix. EC eligibility rules favour family applicants, so EC unit mixes skew toward 3-bedroom and larger. Some ECs still offer 1-bedroom or 2-bedroom variants (Sol Acres in Choa Chu Kang has 475 sqft 1-bedders). Ecopolitan skipped them: the smallest layout here is a 3-bedroom at 893 sqft.
Source: Qingjian Realty
What do URA transactions show for the Ecopolitan price?
URA transactions show 29 Ecopolitan 3-bedroom resales and 15 four-bedroom resales over the past 24 months. The Ecopolitan resale price record has moved at two speeds: standard 3-bedrooms up roughly $70K a year, the 4-bedroom-with-study up $160K since its last pre-privatisation sale.
| Sqft Band | Likely Layout | Recent 12M Deals | Price Range | PSF Range |
|---|---|---|---|---|
| 893 | 3BR C1 (compact) | 2 | $1.26M-$1.29M | $1,410-$1,447 |
| 1,055-1,098 | 3BR C2 / C3 (standard) | 10 | $1.43M-$1.63M | $1,302-$1,524 |
| 1,216 | 3BR+Study C4 (or C2R) | 2 | $1.65M-$1.68M | $1,357-$1,381 |
| 1,281 | 3BR (larger variant) | 1 | $1.68M | $1,314 |
| 1,442 | 3BR+Study C4R | 1 | $1.80M | $1,248 |
| 1,141 | 4BR D1/D2 (basic) | 2 | $1.61M-$1.72M | $1,411-$1,507 |
| 1,367 | 4BR+Study D3 | 3 | $1.92M-$2.05M | $1,405-$1,500 |
| 1,528 | 5BR+Study E2 | 2 | $2.30M-$2.42M | $1,505-$1,583 |
Source: URA (resale transactions, 12 months to August 2026)
The standard 3-bedroom's yearly medians: $1.32M in 2023, $1.39M in 2024, $1.50M in 2025, $1.57M so far in 2026. Steady, roughly $70K a year, with the May 2026 deal at $1.63M the highest a standard layout has recorded in the URA data.
The 4-bedroom-with-study moved differently. It sold at $1.83M in June 2024, then went 19 months without a single resale, then cleared three times in 21 days: $1.92M (Jan 22), $2.05M (Feb 5), $1.99M (Feb 11). All on the same D3 layout. No D3 resale has registered since February.
In June 2026 a 1,528 sqft 5-bedroom-with-study E2 sold at $2.42M, four months after the previous E2 cleared $2.30M. At $1,583 psf, it is the highest per-square-foot price in Ecopolitan's ten-year URA record.
How does Ecopolitan compare to Twin Waterfalls, A Treasure Trove and Watertown?
Punggol condo resale stock concentrates on four developments along Punggol Walk and Punggol Central. Same district, same demand pool, near-identical lease tenures remaining. All four rows below are resale transactions from the last 12 months, with the Ecopolitan price the lowest in every column.
| Development | TOP | Type | 3BR 12M median | 3BR PSF | 4BR 12M median | 4BR PSF |
|---|---|---|---|---|---|---|
| Ecopolitan (former EC) | 2016 | Standalone | $1.53M (1,055-1,098 sqft) | $1,406 | $1.99M (4BR+Study, 1,367 sqft) | $1,455 |
| Twin Waterfalls (former EC) | 2015 | Standalone | $1.71M (1,087-1,119 sqft) | $1,564 | $2.00M (1,238 sqft) | $1,616 |
| A Treasure Trove (private) | 2016 | Standalone | $1.98M (1,206 sqft) | $1,654 | $2.38M (1,335 sqft) | $1,783 |
| Watertown (private) | 2017 | Mixed-use, MRT integrated | $2.25M (1,109-1,216 sqft) | $1,952 | $2.89M (1,356-1,367 sqft) | $2,114 |
Source: URA (resale transactions, 12 months to August 2026)
A standard 3-bedroom at around 1,055-1,098 sqft sells at:
- Ecopolitan:
$1.53M ($1,406 psf) - Twin Waterfalls: ~$1.71M (+12%, on similar 1,087-1,119 sqft layouts)
- A Treasure Trove: ~$1.75M for its smaller 1,044 sqft compact (+14%), ~$1.98M for the 1,206 sqft (+29%)
- Watertown: ~$2.25M (+47%, on 1,109-1,216 sqft layouts with MRT integration)
On the 4-bedroom, the layout upgraders actually shop for, the order flips.
A 1,367 sqft 4-bedroom-with-study at Ecopolitan cleared a $1.99M median in early 2026. A 1,206 sqft 3-bedroom at A Treasure Trove now sells at a $1.98M median. The two medians sit $9K apart, so a buyer with a $2M budget on Punggol Walk is weighing whether the same money buys three bedrooms at A Treasure Trove, or four bedrooms, a study and 161 more sqft at Ecopolitan. A Treasure Trove's own 4-bedroom (1,335 sqft) has moved to a $2.38M median across three 2026 resales, 20% above the Ecopolitan equivalent.
Watertown is a different product format. Two of its three 4-bedroom resales in the past 12 months were 1,367 sqft, the exact footprint of Ecopolitan's 4-bedroom-with-study. They sold at $2.89M and $3.00M; Ecopolitan's three cleared $1.92M to $2.05M. Watertown buys you direct walkway access into Punggol MRT and Waterway Point. Ecopolitan buys you a 9-12 minute walk to the same station, with more than three times the land per unit. The same MRT-integrated premium shows up at Pasir Ris 8 in D18, where buyers willing to walk save 35-40%. Whether the roughly $900K saving is worth the walk is a buyer-by-buyer call.
Twin Waterfalls is the closest like-for-like. Both are former ECs on Punggol Walk, both privatised, and both 9-12 minutes from MRT. Twin Waterfalls trades about 10% above on the standard 3-bedroom, a gap that has stayed put for years. That said, the two converge on the 4-bedroom: its 1,238 sqft Type C cleared a $2.00M median against Ecopolitan's $1.99M. If you are set on a standard 3-bedroom, you are paying about $180K more at Twin Waterfalls for a similar layout. On the 4-bedroom, Ecopolitan's D3 gives you a study and 129 more sqft for the same price.
MRT is good to have, not a dealbreaker
Buyers tend to overweight MRT distance when picking a condo. Plenty of projects sitting 10-15 minutes from MRT have grown faster on price than newer ones with the MRT in the lift lobby. What actually moves the price over time is the layout and what you paid going in.
That is why we look at land size and layout first, before MRT distance. Land size is the heart of the property — the landscaped grounds, the pool, the breathing room between blocks, the facilities you actually use. It also tells you whether the developer had the room to build decent layouts in the first place. Layout is the soul. What you come home to: dumbbell separation, room sizes, kitchen ventilation, storage that holds years of family stuff.
A condo with good land and good layouts holds its price when the market is soft and rises with the area when the market is up. A condo with tight land and bad layouts loses every cross-shop, even with the MRT in the lift lobby. MRT is good to have. Land and layout are non-negotiable.
That is the case for Ecopolitan over Watertown. The 9-12 minute walk to Punggol MRT is real. So is the 31% price gap — on a 4-bedroom with better layouts and 593 sqft of land per unit, against Watertown's 180 sqft per unit. A buyer who picks Watertown for the MRT alone is paying roughly $900K for a feature you walk past in 12 minutes.
Ecopolitan floor plans: 3-bedroom and 4-bedroom layouts
The Ecopolitan unit mix is weighted toward families. 192 of the 512 units (37.5%) are standard 3-bedrooms. Adding 96 three-bedroom-with-study units, the family-sized 3-bedroom count rises to 288, over half of Ecopolitan. The 4-bedroom (basic and with-study) and 5-bedroom-with-study add another 192 units.
| Type | Layouts | Sqft Range | Units |
|---|---|---|---|
| 3-Bedroom | C1, C2, C3, C5(DK) + P/R variants | 893-1,335 | 192 |
| 3-Bedroom + Study | C4 + P/R variants | 1,216-1,442 | 96 |
| 4-Bedroom (basic) | D1, D2 + variants | 1,141-1,195 | ~112 |
| 4-Bedroom + Study | D3 + P/R variants | 1,367-1,625 | 80 |
| 5-Bedroom + Study | E1, E2 + P/R variants | 1,518-1,711 | 32 |
| Total | 512 |
3-bedroom layouts at the same price band
The Ecopolitan C3 (1,098 sqft) is the most-transacted 3-bedroom footprint: six deals in the last 12 months cleared between $1.43M and $1.63M, a $1.54M median. Below are the equivalent layouts at A Treasure Trove and Watertown, at their current prices.
1,098 sqft · 3-Bedroom
~$1.54M · ~$1,400 psf
1,206 sqft · 3-Bedroom + Study
~$1.98M · $1,642 psf
1,130 sqft · 3-Bedroom
~$2.25M · $1,952 psf (3BR median)
The Ecopolitan C3 has the cleanest dumbbell, with master and common rooms on opposite ends, no door-to-door bedroom adjacency, and an enclosed kitchen separated from the living/dining. A Treasure Trove's D1 needs the additional 108 sqft to fit its study and slightly tighter common bedrooms. Same family footprint, $440K more. Watertown's Cc2(b) is the smallest at 1,130 sqft and prices around Watertown's $2.25M 3-bedroom median for the MRT-podium integration.
4-bedroom layouts at the same price band
The Ecopolitan D3 (1,367 sqft, 4-bedroom-with-study) cleared three resales in early 2026 at $1.92M, $1.99M, and $2.05M, a $1.99M median ($1,455 psf). Below are the closest 4-bedroom layouts at Twin Waterfalls and A Treasure Trove, at their current prices.
1,367 sqft · 4-Bedroom + Study
~$1.99M · $1,455 PSF
1,238 sqft · 4-Bedroom
~$2.00M · $1,616 psf
1,335 sqft · 4-Bedroom
~$2.38M · $1,783 psf
At $1.99M against Twin Waterfalls' $2.00M, the Ecopolitan D3 delivers 129 more sqft and the only dedicated study of the three. A Treasure Trove's E1 gives you 32 fewer sqft for $390K more. Common bedrooms take single beds plus desks, the enclosed kitchen and utility yard keep cooking out of the living space, and the master door does not face the kids' rooms.
The 5-bedroom-with-study E2 layout (1,528 sqft) last sold at $2.42M in June 2026, at $1,583 psf the highest per-square-foot price in Ecopolitan's ten-year URA record. It is a multi-gen layout with two masters and three additional bedrooms. Limited supply (32 units total across E1 and E2). Watertown's 4-bedroom resales cleared $2.86M to $3.00M for an entire bedroom less.
Lease, age, and renovation reality
Ecopolitan is on a 99-year leasehold from 4 December 2012. As of August 2026, roughly 85 years remain. Lease decay is not a current consideration. CPF financing rules and bank loan tenure limits remain unaffected; a buyer aged 35 today retains full standard financing options without any haircut. The lease becomes a practical conversation in the late 2050s, not now.
Ecopolitan is 10 years old. Common-area facilities (the lap pool, gym, function rooms, BBQ pavilions, multi-purpose courts) are well past their first major refurbishment cycle and have been actively maintained by the management corporation. Inspect the maintenance fund ledger before committing; healthy MCSTs are the difference between a presentable 10-year-old and a stressed 10-year-old.
Renovation is where the numbers differ unit to unit. Most Ecopolitan resale units are coming on the market at original-spec finish: laminate flooring, basic carpentry, original kitchen and bathroom installations. For a buyer planning to live in the unit for 10+ years, a $80K-$120K renovation budget is the standard band:
Ecopolitan renovation budget reference
| Light refresh (paint, fittings, flooring touch-up) | $30K-$50K |
| Standard renovation (kitchen, bathrooms, flooring, carpentry) | $80K-$120K |
| Full overhaul (hack to bare, layout reconfiguration, premium spec) | $150K-$220K |
| Typical Ecopolitan resale buyer budget | $80K-$120K |
Factor the $80K-$120K into your sums from the start. A $1.53M 3-bedroom costs $1.61M-$1.65M to move into.
Which Ecopolitan units fit which buyer?
A young family with one kid should target the C3 (1,098 sqft) at around $1.54M. Common rooms take single beds with desks, the enclosed kitchen keeps cooking smells out of the living space, and the dumbbell layout keeps the master bedroom door from facing the kid's room. Easy to sell on later, too: the C3 is the most-transacted footprint at Ecopolitan, with six of the last 12 months' deals cleared on this layout.
For an established family with two or three kids, the D3 4-bedroom-with-study (1,367 sqft) at around $1.99M is the one to view. Every kid gets a real bedroom, the master accommodates a king plus walking room, the study works as a fourth child's room or a home office, and the enclosed kitchen with utility yard handles a daily-cook household.
A multi-gen household should consider the E2 5-bedroom-with-study (1,528 sqft), which last sold at $2.42M in June 2026. Two masters, three additional bedrooms, separate study, larger common areas. The 32-unit total supply (E1+E2 combined) means resales are rarer but pricier when they happen. For a family with two-couple living arrangements or extended family staying long-term, this is the only private 5-bedroom in central Punggol with a resale under $2.5M in the last 12 months of URA records.
If you are buying to rent out, the C3 (1,098 sqft) is the one to price. Rental contracts for similar 3-bedroom layouts on Punggol Walk have been signing at $4,200-$4,800 per month against a $1.54M entry, a gross yield in the mid-3% range. The tenant pool is upgrader families and Punggol Digital District workers. These are the same buyers we wrote about in the D19 Serangoon-Hougang upgrade case study: families with the income to step into private but no appetite to pay Watertown's premium for the MRT podium.
The compact C1 at 893 sqft is the one layout to think twice about. For a single buyer or investor, it carries the lowest entry price at Ecopolitan, $1.29M in June 2026. For a family with kids, the larger C2 or C3 at 1,055-1,098 sqft is the better pick. The roughly $250K step-up gets you common rooms that fit beds plus storage.
Should you buy Ecopolitan?
If you are buying a 4-bedroom in central Punggol resale, Ecopolitan is the value pick. The 4-bedroom-with-study at $1.99M sits 31% below Watertown's 4-bedroom on the same footprint and now prices level with A Treasure Trove's 3-bedroom, meaning a buyer steps up an entire bedroom and 161 sqft for the same price.
The QPE rating: Quality 4/4 (large land per unit, EC-era family layouts, adjacent primary school, established management track record); Exit 4/4 (224 family-sized 3-bedroom and 4-bedroom transactions over ten years, privatisation premium pricing in now, dual-line MRT interchange under construction at Punggol via the Cross Island Line for 2032); Price 2/2 (10-28% discount to direct comps on psf, with the 4-bedroom priced level with A Treasure Trove's 3-bedroom). Total 10 out of 10. Downside risk: little to none. Every median in this Ecopolitan review sits higher in the August 2026 data than it did in May.
That keeps Ecopolitan the lowest hanging fruit on Punggol Walk. Watertown's 4-bedroom is the most expensive at $2.89M; A Treasure Trove's has moved to $2.38M; Twin Waterfalls converges with Ecopolitan at $2.00M. Every new launch that comes to market at a higher price pulls the area's resale prices with it, and Ecopolitan sits at the bottom of the central Punggol band, rising with the area. Good layout, correct entry price, and limited downside while the area's prices keep lifting.
The 9-12 minute walk to Punggol MRT is the built-in trade-off, and it is already in the price. Buyers who treat MRT integration as a non-negotiable should look at Watertown and pay the premium, not buy Ecopolitan and resent the walk. Renovation runs $80K-$120K for most buyers. Common-area facilities are 10 years old and depend on how well the MCST maintains them.
For a family upgrader who values space over MRT convenience, the Ecopolitan condo is the right pick. The 4-bedroom layouts are cheaper than the comparable private 4-bedrooms at A Treasure Trove and Watertown, and the EC-era family format is why they live better: a real study, an enclosed kitchen, common rooms that hold beds. The former-EC origin is why the layout works as well as it does.
Data sources: URA, OneMap, Land Transport Authority, EdgeProp. Floor plans and site plan from developer materials.
