This Executive Condominium was completed in 2023 and has not yet reached its 5-year MOP (around 2028). Until MOP, owners cannot sell on the open resale market, so the figures here are based on new-sale / launch transactions and resale history is limited — which is why the data-confidence score is low. ECs also fully privatise at 10 years, when Singapore PRs and foreigners can buy.
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median $psf
$4.42
median rent · psf/mo
~4.6%
gross rental yield
16
highest floor
820
total units
2023
TOP / completion
Median rent from 1 URA rental contracts (last 12 mo).
82
/ 100
HomeVestor Investor Score
Best for: Rental yield + Cashflow
Watch out for: Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield100
Cashflow100
Liquidity33
Growth90
Family87
How is this worked out? — the five sub-scores
Yield
Gross rental yield, scored across a 2.0–4.5% band.
Cashflow
Estimated net monthly cash at 75% LTV and today’s floating rate, rented out.
Liquidity
Project size plus sales & rental volume — how easily you could exit.
Growth
URA growth-node, MRT proximity and recent price momentum.
Family
A popular (oversubscribed) primary school within 1 km.
Overall
The average of the five sub-scores (each 0–100, higher = better).
Risk flags
Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 1 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict
Piermont Grand is a 91-yr remaining leasehold project in D19 Punggol with 4.6% gross yield, thin liquidity and strong school demand (Punggol Green Primary School within 1 km). It sits in a URA growth node (Punggol Digital District). At default terms it is roughly cashflow-neutral to positive.
Best suited for
Rental yield buyers
Cashflow buyers
Less suited for
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Key due-diligence
Confirm the exact unit stack, facing and floor — our figures are project medians.
Stress-test cashflow at +1–2% interest in the calculator below.
Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
Factor lease decay into your exit horizon.
Investment report
A plain-language read on Piermont Grand — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
$1,184–$1,505 psf ≈ $497,280–$632,100 for a ~420 sqft unit
See the D19 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.8% target gross yield for a OCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $1,151 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.
Long-run trend — project vs. market
Indexed to 100 at 2019 · 2019–2024
Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.
Investment calculator
Estimated cashflow, property tax & yield by unit type — owner-occupied or rented, adjust the terms below · all $ columns are per month
Monthly net cash for the representative unit — . Colour bands: green ≥ $0 · amber −$800 to $0 · red below −$800.
How is this worked out? — assumptions, property tax, CPF & maintenance
Est. priceProject median $psf × the typical size for that bedroom type.
RentMedian URA rental contract for that bedroom type.
InstalmentPrincipal + interest at the LTV, interest rate and loan tenure you pick.
Property taxIRAS 2025/26 residential rates on the property’s Annual Value — owner-occupied is lower (0% on the first $12k, then 4–32%); rented out / non-owner-occupier is higher (12–36%). We estimate AV at ~80% of the gross rent, because IRAS excludes furniture, furnishings and maintenance fees, so the real AV sits below the rent you collect. Check the exact figure with the IRAS Annual Value tool or tax-rate table.
Net cashRented out: rent − cash instalment − tax (before maintenance, insurance, income tax on rent and vacancy). Owner-occupied: no rent, so it’s −(cash instalment + tax) — your monthly holding cost.
CPF OAYour CPF Ordinary Account can pay part of the instalment, which lifts your monthly cash position (it’s still your own savings funding the loan, not extra profit). The $1,840 / month per buyer default is the normal monthly OA contribution (23% of the $8,000 2026 wage ceiling). If you have savings already sitting in your OA, you can put in more — up to the full instalment — so just type the amount you’ll actually draw into the CPF OA box.
Loan rateTap the Floating or Fixed preset, or type your own exact rate into the box.
Maintenance (MCST)An estimate (~$0.72–$1.00 psf/month by region) — Singapore has no central per-project MCST fee dataset, so confirm the real figure with the managing agent.
Tip: CPF OA is capped at the instalment — once it covers the whole instalment, your cash outlay is $0, and changing LTV or tenure just moves how much CPF you draw, not your net cash. Set CPF lower to see the full effect of the loan terms.
For educational purposes only — not financial advice.
Buy to rent out, hold, then sell — estimated total profit and annualised return by unit type. Reuses the loan terms above, plus capital growth & your holding period · $ figures are for the whole holding period
%
Default 2% — type higher or lower
yrs
Default 4 — the SSD period (sell after = 0% SSD)
Unit
Est. price
Cash in?
Rental (4y)
Appreciation (4y)?
Total profit
Ann. ROI
How is this worked out? — leverage, stamp duties & SSD
Cash inYour upfront equity: down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile. Uses the LTV, rate & tenure set in the calculator above.
RentalRent over the holding period minus loan interest, property tax and maintenance (rented-out rates). Loan principal isn’t counted as a cost — it builds equity you get back at sale.
AppreciationSale price = today’s price compounded at your growth rate, minus ~1% selling cost and any Seller’s Stamp Duty. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years and 0% after 4 years — hence the 4-year default.
Total profit & ROIRental + appreciation, minus the upfront BSD & ABSD. Ann. ROI = the compound annual return on your cash-in over the holding period.
Stamp dutiesBSD marginal tiers 1–6% (from 15 Feb 2023). ABSD (Singapore Citizen): 0% first home, 20% second, 30% third+; 60% for foreigners — pick your profile above.
Note: a leveraged buy-to-let estimate. If rent doesn’t cover the monthly instalment (see the cashflow table above), you top up cash monthly — those top-ups aren’t added to the cash-in base, so treat ROI as indicative. Excludes rental income tax, vacancy and renovation.
For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.
Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕
Address ↕
Size (sqft)↕
$psf ↕
Price ↕
Show
Rental transactions (3)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
6-month rolling median $psf/month · from individual URA rental contracts
URA records the size band & bedroom count, not the unit number.