Piermont Grand

Overview & Key Facts

Piermont Grand is an 820-unit Executive Condominium along Sumang Walk in Punggol, District 19 — jointly developed by City Developments Limited (CDL) and TID Residential under the entity Pavo Properties Pte Ltd. Completed in 2023, it was the sole EC launch of 2019 and made headlines as the first Executive Condominium to cross the $1,000 PSF mark at launch. The development comprises 11 blocks ranging from 9 to 18 storeys, arranged across a generous 291,235 sqft (approximately 27,050 sqm) site that sits directly alongside My Waterway@Punggol — a landscaped waterway corridor that gives the development its defining character.

CDL’s involvement is significant. As one of Singapore’s most established developers with over 50 years of track record and projects across 28 countries, their name brings a level of build quality assurance that is unusual in the EC segment. The development’s landscape design is organised into four themed zones — The Cascades, The Waterfalls, The Lakes, and The Hills — each offering distinct recreational experiences. The 50-metre lap pool is positioned right beside the waterway, creating an extended water view that blurs the boundary between pool edge and canal, a design touch that elevates the development above typical EC aesthetics.

With 820 units, Piermont Grand is a large development by EC standards. The unit mix spans 3-bedroom (from 840 sqft) through to 5-bedroom premium penthouses (up to 1,668 sqft), targeting families at various life stages. What makes this EC particularly interesting in 2026 is its timing: the 5-year Minimum Occupation Period is ending, which means Piermont Grand is about to enter the open resale market for the first time — a pivotal moment that will reveal how the market truly values this address.

Location & Connectivity

Piermont Grand’s location is defined by two realities: excellent LRT connectivity and a fringe position within an already suburban district. Sumang LRT station is just 150 metres from the development’s gate — essentially at your doorstep — and Nibong LRT is 380 metres away. From Sumang, it takes two stops to reach Punggol MRT station on the North East Line, which connects to the CBD (Dhoby Ghaut) in about 21 minutes. Punggol MRT itself is 740 metres away, a 10–11 minute walk that is manageable but not effortless in Singapore’s heat. For drivers, the KPE and TPE are easily accessible, placing the CBD roughly 25 minutes away during off-peak hours.

Daily amenities are anchored by Waterway Point, the largest shopping mall in the north-east, reachable via a pleasant 8-minute walk along the park connector beside the waterway. This is not a token neighbourhood mall — Waterway Point houses over 200 shops, a cinema, supermarket, food court, and is integrated with Punggol MRT and bus interchange. For daily essentials, there is also a new hawker centre, community club, and childcare centre in the immediate neighbourhood.

Schools are well represented within the vicinity. More than 10 primary schools sit within a 2 km radius, including Waterway Primary (1.12 km), North Spring Primary (1.10 km), Punggol Cove Primary, Punggol Green Primary, and Edgefield Primary. The Singapore Institute of Technology (SIT) campus at Punggol (1.57 km) adds a tertiary education anchor that also brings foot traffic and rental demand to the area. For nature, the development borders the Punggol Waterway park connector network, with Coney Island, Punggol Promenade, and Punggol Reservoir all within cycling distance.

Schools & Education

Facilities

At 820 units on a 291,235 sqft site, Piermont Grand has the scale to deliver a comprehensive facilities suite — and CDL has used that scale well. The centrepiece is the 50-metre lap pool positioned alongside the Punggol Waterway, creating an extended water vista that is genuinely impressive for an EC. The pool deck flows into a family pool, children’s water play area, spa pool with hydrotherapy jets, and a jacuzzi — a full aquatic offering by any measure. The cantilevered gym overlooks the waterway, offering a workout view that rivals many private condominiums at double the price point.

Beyond water features, the development includes a recreational tennis court, outdoor fitness stations, a yoga deck, BBQ pavilions (including a spa BBQ pavilion and a lookout BBQ pavilion), dining pavilions, a children’s playground, party room, reading corners, a bio pond within the Hills zone, sky decks on selected blocks, a clubhouse with function rooms, business centres, and 24-hour security. The four-zone landscape concept — Cascades, Waterfalls, Lakes, Hills — creates genuine variety across the compound rather than the usual single-themed approach.

“The facilities are well spread out across the development. The 50m pool beside the waterway is the highlight — it feels like an infinity pool extending into the canal. Very different from the typical cramped EC pool deck.”

— Resident impression via PropertyGuru

One practical consideration: with 820 units sharing facilities, peak-hour crowding at the pool and gym is inevitable on weekends, particularly given the family-heavy demographic. The tennis court is a single court for 820 households — booking slots will be competitive. However, the generous site area means the grounds never feel cramped, and the multiple BBQ and dining pavilion options reduce bottlenecks for social gatherings. For a development in the EC price bracket, the facilities package is a genuine strength.

Unit Sizes & Layout

Piermont Grand offers 3-bedroom (840 sqft), 3-bedroom premium (904–1,001 sqft), 4-bedroom (1,119–1,184 sqft), 4-bedroom premium (1,259–1,313 sqft), and 5-bedroom premium penthouse (1,507–1,668 sqft) configurations. Notably, there are no 2-bedroom or studio units — the unit mix is entirely family-oriented, consistent with EC eligibility requirements that target married couples and families. Floor plans are generally squarish and efficient, with CDL’s design prioritising usable space over showy but impractical layouts.

The 3-bedroom units at 840 sqft are compact but workable for small families, with a functional kitchen and living-dining area that doesn’t feel cramped. The 4-bedroom configurations at 1,119–1,313 sqft represent the sweet spot — large enough for a family of four with a dedicated study or helper’s room, and the premium variants include a utility room and additional bathroom. The 5-bedroom penthouses at up to 1,668 sqft with high ceilings and roof terraces are the trophy units, though at current resale quantum of $2.0–2.5 million, they compete directly with private condominiums.

Stack selection matters significantly at Piermont Grand. Units facing the Punggol Waterway to the north and north-east enjoy the best views — an uninterrupted water and greenery corridor that is structurally protected from future high-rise development. The setback between waterway-facing stacks and the nearest HDB block ranges from 66 to 88 metres, providing genuine breathing room. Inward-facing stacks overlook the pool and landscaping but also face other blocks. Units on higher floors of blocks closer to Sumang Walk may catch views toward Coney Island and Punggol Reservoir.

Pricing & Market Position

Based on 114 recorded transactions, sale prices range from $935,760 to $1,831,750, averaging $1,468,024.

Rents range from $4,200 to $4,600 per month across 3 rental transactions. Current rental yield sits at approximately 3.5%.

Price Appreciation

From 2021 to 2024, the average PSF has appreciated by 34.4% (from $1,152 to $1,548 psf).

Neighbourhood Comparison

The most relevant comparison is with other Punggol-area ECs approaching or past MOP. Parc Canberra EC, located in Sembawang (District 27), is on a similar MOP timeline and has demonstrated the typical EC appreciation pattern — steady gains post-TOP followed by a liquidity boost once open-market resale begins. Piermont Grand’s waterway positioning gives it a location premium over Parc Canberra’s more inland setting, but Canberra benefits from direct MRT access (Canberra station) without requiring an LRT transfer.

Within Punggol itself, older ECs like The Terrace and Rivercove Residences have already completed privatisation and provide a reference point for post-MOP pricing trajectories. Piermont Grand’s advantage over these predecessors is CDL’s build quality and the direct waterway frontage; the disadvantage is the higher entry PSF ($1,000+ at launch versus sub-$900 for earlier Punggol ECs), which compresses the capital appreciation runway. Against private condominiums in the OCR, Piermont Grand at $1,548 PSF (recent transactions) still offers a discount to new launches like The Arcady at Boon Keng ($2,100+ PSF) or Lentor Hills Residences ($2,000+ PSF), but buyers should note that private condos carry no MOP restrictions and are available to all nationalities from day one.

The investment calculus comes down to timing and thesis. If the Punggol Digital District delivers on its 28,000-job promise and the Cross Island Line (expected to reach Punggol by the early 2030s) materialises, Piermont Grand’s current pricing may look like a bargain in hindsight. If Punggol’s transformation stalls or slows, the 99-year lease (91 years remaining) and fringe location cap the upside. For a 5–10 year own-stay, the fundamentals are sound — affordable waterfront living with improving infrastructure. For a pure investment play, the thesis requires patience and conviction in Punggol’s long-term growth story.

Lease Decay Analysis

The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates PIERMONT GRAND across multiple dimensions.

What Residents Say

“The waterway view from our unit is the best feature. Every morning you wake up to greenery and water — it doesn’t feel like you’re in an EC at all. CDL’s finishing quality is noticeably better than other ECs we viewed.”

— Owner review via PropertyGuru

“Facilities are great and well maintained. The pool area is the highlight. Only downside is the location — you really need the LRT for everything. Walking to Waterway Point is fine but anything beyond that requires transport.”

— Resident review via EdgeProp

“Name got Grand but still an EC at Sumang Walk. Subsidised EC for those who want condo feel. Hoping to huat when MOP.”

— Candid owner comment via EdgeProp

The sentiment across review platforms paints a consistent picture. Residents are broadly positive about CDL’s build quality, the waterway views, and the breadth of facilities — particularly the pool and gym. Families highlight the proximity to schools, the safe compound feel, and the park connector access for cycling and jogging. The recurring negatives centre on Punggol’s relative isolation from the rest of Singapore, the reliance on the LRT loop for daily commuting, and weekend crowding at shared facilities given the 820-unit population. Several owners express the typical EC investor mindset — viewing the property primarily as a vehicle for post-MOP capital gains rather than a forever home, which shapes community expectations and turnover patterns once resale becomes possible.

Strengths & Weaknesses

Verdict

Piermont Grand occupies an interesting position in the 2026 market. As one of the first ECs in Punggol to approach MOP completion, it is about to test a critical thesis: can a Punggol EC command private condominium pricing on the open resale market? The numbers so far are encouraging — PSF has appreciated from approximately $1,152 at early transactions to $1,548 in recent deals, reflecting steady capital growth through the holding period. At current resale asking prices of $1,724–1,746 PSF ($1.8–2.5 million quantum), the development is priced competitively against newer private launches in the OCR but commands a premium over surrounding HDB resale flats.

The honest assessment of weaknesses starts with location. Punggol remains a fringe district despite the government’s ambitious plans, and Sumang Walk is not even in the most central part of Punggol. The walkability score of 47/100 reflects reality — you need the LRT or a car for most daily activities beyond the immediate neighbourhood. The investment score of 42/100 and en-bloc score of 17/100 are sobering: an 820-unit EC on a 99-year lease from 2018 is not an en-bloc candidate in any realistic timeframe, and capital appreciation will increasingly compete with lease decay as decades pass. The ShiokNest score of 27/100 reflects these structural constraints.

Where Piermont Grand genuinely excels is in the quality of execution for its price segment. CDL’s build quality, the waterway-adjacent setting, comprehensive facilities, strong LRT connectivity (Sumang station at 190 metres), and the Punggol Digital District growth catalyst create a package that is hard to match in the EC category. The gross yield of 3.52% will likely improve once MOP restrictions lift and the full rental market becomes accessible. For owner-occupiers who work in the north-east or are comfortable with LRT-to-MRT commuting, Piermont Grand offers genuine waterfront living at a fraction of what comparable waterfront addresses cost in the CCR or RCR. For investors, the play is on Punggol’s transformation thesis — if the Digital District delivers on its jobs promise, rental demand and property values in this corridor have meaningful room to grow.