A Treasure Trove is located in District 19, a short 5 to 7-minute walk away from Punggol MRT and just a 1-minute walk away from Waterway Point Shopping Centre. Situated in a relatively young town, it has become increasingly popular among young families drawn to its modern amenities and landscaped surroundings.Its proximity to upcoming major developments in Punggol makes it an attractive option for investors and homebuyers seeking either an investment or a primary residence.
If you are interested to find out more about A Treasure Trove, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.
*This article was written in June 2024 and does not reflect data and market conditions beyond
Project Details
Location Analysis
A Treasure Trove is located within a 5 to 7-minute walk from Punggol MRT station and bus interchange, presenting itself as one of the top choices among homeowners looking for extreme convenience. With its status as a private condominium amongst the sea of executive condominiums in the Punggol region, the development offers residents accessibility and exclusivity.
With a side gate access that allows residents to easily cross over to Waterway Point shopping centre, a mega mall twice the size of Junction 8 in Bishan, homeowners can access a wide range of amenities. These include over 100 dining and retail options, a cinema, and a 24-hour FairPrice Finest supermarket, all a short walk away. This allows residents to get all their shopping done without having to head into town, saving on transportation fees and travelling time.
Punggol is also perfect for families with kids and pets alike, as it is home to several park connectors. Residents can conveniently access destinations like Coney Island or Ang Mo Kio for activities such as jogging, leisurely strolls, or a family cycling day out in the lush greenery and serenity.
Other unique recreational areas in the vicinity include Punggol Point Jetty, SAFRA Punggol, Punggol New Town, and One Punggol a vast integrated lifestyle community hub with a large-scale hawker centre, a regional library, senior care facilities and numerous community classes for residents to partake. Furthermore, Punggol Regional Sports Centre will be opening its door soon.The new facility features a 5,000-seater football stadium, a swimming complex with five pools, an indoor sports hall with 20 badminton courts and a team sports hall with three convertible basketball courts. It will also include a gym, a fitness studio, sheltered tennis and futsal courts, a water activity centre and an archery training centre. Punggol definitely has no lack of amenities for all fitness enthusiasts in the area.
Suited for the young crowd in Punggol, esidents can also head on to Punggol East Container Park, a hippie outdoor place which features plenty of attractions, including eateries and bars, plant nurseries, a skating area, a gym, and more.
Adding on the government’s plan of ensuring Punggol Township continues to develop to support the needs of young families, the government has introduced numerous esteemed educational institutions in the vicinity. For example, A Treasure Trove currently has 5 different primary schools within the 1KM radius, providing plenty of options for parents with school going children. The government’s emphasis on ensuring that Punggol continues to be a well developed town is also evident in the placement of a large scale university, Singapore Institute of Technology (SIT), to be located at Punggol Coast area, together with the entire Punggol Digital District that is underway. This ensures quality education at every stage, right in the neighbourhood.
Site Plan and Unit Distribution
Taking a look at the site plan, one key assurance we note when considering A Treasure Trove, is its well- designed facings., Here, homeowners can benefit from no direct western sun exposure, with the majority of the homes enjoying a predominantly north-south facing orientation. This thoughtful layout reduces direct exposure to the harsh afternoon sun, resulting in a more comfortable living environment. What is also noticeable is the vast amount of facilities and swimming pools throughout the project, meaning to say, if you are facing internally, there is a high chance you will get to enjoy a serene pool view. The multiple swimming pools are also designed with different depth levels, catering to all residents – from children to adults.
Rich history is also integrated into this modern project, with a conservation club house – formerly known as Matilda House, the last remaining conservation bungalow in the vicinity. This clubhouse is now a place where A Treasure Trove residents can enjoy club facilities, function rooms, and a dedicated drop-off point to avoid traffic congestion at the guardhouse. What we also like is that the BBQ pits are tucked in a corner closer to the clubhouse and away from the residents’ homes, allowing for better privacy and preventing fumes from the BBQ pits from entering into homes. The tennis court has also been thoughtfully designed to be part of the basement carpark, reducing noise levels for a better living experience.
A Treasure Trove offers 2-Bedroom to 4-Bedroom types spread across its 56 stacks, meaning buyers will enjoy various options in terms of facings regardless of the bedder type they are going for. 3-Bedroom types make up the majority of the unit offering with sizes starting from 1,044 sqft. Interestingly, the 2 bedders here enjoy rather generous sizes starting at 775 sqft. Moreover, the penthouses stretch all the way up to approximately 4,876 sqft in size (that is comparable to a landed home built up), placing A Treasure Trove as a top choice among family profiles looking for their own stay, and those who value space and convenience at the same time.
Price Analysis
Taking a look at the historical price performance of A Treasure Trove, it has been enjoying gradual price appreciation performance since 2012, with a rather healthy transaction volume each year, with approximately 25 Transactions done in the year 2023., Tthis goes to show itsit’s high level of demand coupled with a balanced supply, thereby allowing it to further appreciate gradually year on year.
One key reason why A Treasure Trove continues to enjoy a strong demand is the spot in terms of its pricing mechanism versus location. For example, comparing to the surrounding projects:
Firstly, Prive, a 99-year leasehold project starting from 2010 (just a year older than A Treasure Trove), is already transacting at an average PSF of $1,3XX. This is despite it being a slightly further walking distance away from the MRT station.
Secondly, Parc Centros , with a 99-year lease starting from 2012 (one year newer than A Treasure Trove), is similarly located in terms of distance from the MRT station. The development has an average PSF of $1,5XX.
Thirdly, Watertown, being an integrated project, naturally commands a premium for its convenience. Currently, its average PSF ranges around $1,6XX for a leasehold period of 99 years starting from 2011.
Therefore, A Treasure Trove, with a 99-year lease starting from 2011, offers a sweet spot for homeowners who seek proximity to an MRT station without the premium of an integrated project. Despite being slightly older than Parc Centros, currently the newest project within a 5-minute walk to Punggol MRT, A Treasure Trove offers a more affordable entry price, averaging around $1,4XX PSF. This is thus a nice sweet spot, spurring demand from HDB upgraders, or private buyers, for both investors and own-stay buyers alike.
A Treasure Trove is highly favoured by both investors and tenants, with an impressive record of 91 transactions in the last 6 months. It ranks among the top rental volume projects in District 19, which is one of the largest districts in Singapore. This popularity underscores its appeal to homeowners and tenants alike, thanks to its convenient location and comprehensive facilities.
Master Plan Transformations
With added infrastructure and amenities, along with new residential and commercial plots to come,
we foresee a continuous gradual positive outlook for the projects in the area. Let us take a deep dive into the Master Plan Developments here.
In terms of urban transformation, A Treasure Trove stands to gain significantly from its prime location. Across the project, the commencement of the Cross Island Line (Linked with existing Punggol MRT Station) construction, marks a pivotal development for A Treasure Trove. This new MRT line promises enhanced connectivity across Singapore in the near future, drastically reducing travel times to key destinations such as Pasir Ris and Aviation Park.
Moreover, adjacent to the project lies a designated commercial zone outlined in the URA master plan. This strategic allocation, marked in dark blue with a plot ratio of 1.4, reflects Singapore’s proactive approach to decentralise the CBD. The planned commercial site, spanning approximately 8,400 sqm over four levels, is slated to feature office spaces, potentially including amenities like a childcare centre and retail outlets. This initiative aims to alleviate CBD traffic congestion while offering enhanced employment opportunities closer to residential areas, thereby improving overall quality of life for Punggol residents, and possibly an influx of a new tenant pool for the projects in the area.
What would be exciting to watch out for would also be the plot reserved for a mixed commercial and residential development parcel, that is sitting right across Watertown. In the near future, there’s potential for a new mixed-development or integrated project to launch in the area. This could bring additional amenities and retail options for A Treasure Trove and Punggol residents. The new residential project could also set a new pricing benchmark, as new launches typically do. This is influenced by Singapore’s rising cost of living and construction, alongside its modern lease terms and facilities.
Furthermore with its status being a mixed-use development, naturally developers would be able to command a higher sale price for its premium. This would in turn further allow what we call a pricing disparity gap between the new launches and resale market, and create a spillover demand that will benefit the resale market and provide growth opportunities.
MOAT Analysis
The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.
The final MOAT score of A Treasure Trove stands at an impressive 70%. Let us explore the strengths of A Treasure Trove by zooming into the specific areas that it has performed well in.
With a good amount of BTO and HDB flats in the Sengkang and Punggol area, the vicinity enjoys an excellent pool of potential HDB upgraders, hence scoring well on our Exit Audience metric.
This factor ensures that future potential home sellers can continue to enjoy a good level of demand for such projects, and hence, good ease of exit and possibility of price appreciation.
A Treasure Trove benefits from its proximity to five different primary schools within a 1km radius, making it highly attractive to parents. They have multiple prestigious options for enrolling their children in primary one.
Located just within 5-7 minutes walking distance to Punggol MRT, A Treasure Trove expectedly scored well on MRT Proximity.
As a developing township with new age projects in both the HDB and private residential sector, the project has also done well in its Bala’s Curve Effect, with a healthy remaining lease ahead (86 years), allowing homeowners to have an ease of mind as they do not have to worry about the lease decay in the near future just yet.
A Treasure Trove scored low on the land size density effect, as it has a relatively high density with 882 units across a total site area of 27,527 sqm. Therefore, A Treasure Trove would be a vibrant development bustling with young families, for those who prefer this kind of environment. The favourable density would also significantly amplify the Volume Effect, enhancing the overall project performance.
Floor Plan Analysis
In this segment, we will highlight our top choice from each unit type available at A Treasure Trove. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes. If you are interested in any of the layouts featured, please contact our sales team directly or through our social media platforms.
2-Bedroom
We have opted for Type A1 and Type A2 for the 2 bedders as they are fairly similar, we love the fact that it comes with an enclosed kitchen and with a home shelter (an uncommon feature in today’s new age projects). Both bedrooms are also of a good size with their own ensuite bathroom, adding convenience, perfect for small families. However, since the bathroom is ensuite with the common bedroom, guests would need to pass through the common bedroom to access the bathroom.
3-Bedroom
For the 3-Bedroom types, we favour the Type C2 layout, which sits at 1,130 sqft. What we like about the unit is that the entrance does not directly face the living area, which offers some privacy as passers-by, guests, and delivery personnel cannot look directly into the home. It also comes with an enclosed kitchen, additional Home Shelter, yard and an additional WC.
What is unique and well designed would be the dedicated yard area that leads to another balcony, which then leads to the master bedroom, offering dual entrances. The second balcony provides great flexibility as it could be utilised as a second laundry area for larger families, or perhaps even as a study room (of course, with some enclosement works to be done, subjected to MCST approvals), or perhaps another walk-in wardrobe area for the master bedroom. Overall, it enjoys good size bedrooms and an efficient layout that is comfortable for families.
4-Bedroom
There is only one type of layout for the 4 bedders, standing at 1,335 sqft, which features everything you need in a home, a longish living and dining hall together with a mini balcony to chill out, an enclosed kitchen which can also be opened up to connect seamlessly towards the dining hall, a home shelter and WC, a yard area that is linked to a second spacious balcony with adjoining access to bedroom 2 as well. In total you get 4 bedrooms – 1 master bedroom ensuite, 1 junior master ensuite, and 2 common bedrooms that share one common bathroom. The good number of bathrooms also allows families to enjoy an added level of privacy, with lesser worries over a “toilet hogging” situation at home.
Similar to the 3-bedroom units, what is unique and well-designed is the dedicated yard area that leads directly to the second balcony and connects to bedroom 2. This layout provides homeowners and large families with versatile options to utilise the space according to their preferences and needs. Overall, the layout is well-designed for families that enjoy having a balanced communal space while being able to withdraw into the privacy of their own rooms.
In Summary
A Treasure Trove scored a high 70% on our MOAT analysis, coming in strong for homeowners seeking the ultimate convenience with Punggol MRT within walking distance, a mega shopping mall just right across, with full fledged condo facilities at a relatively sweet spot in terms of PSF entry price. With spacious and efficient floor plans, it also ensures comfortable living for its residents.
With upcoming developments, new residential plots, and improved connectivity over time, A Treasure Trove is well-positioned to benefit. Increased professional presence could boost rental demand, potentially setting new pricing benchmarks for better growth. Residents will also enjoy additional amenities and modern facilities. Given its advantageous location and District 19’s growing appeal as a residential area, we hold a positive outlook on the potential appreciation for both own-stay residents and investors.
Let’s get in touch
If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.
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