The Ambience
Located in District 19 (Punggol, Hougang, Serangoon Gardens), The Ambience is a 999-year leasehold condominium in the Outside Central Region (OCR). The development was completed in 2010 and comprises 11 units, on a lease that commenced in 1874. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE AMBIENCE is a 999 yrs lease commencing from 1874 condominium at PONGGOL SEVENTEENTH AVENUE in District 19 (OCR), developed by DB2 DEVELOPMENT PTE LTD, comprising 11 units, completed in 2010.
Location & Connectivity
THE AMBIENCE is approximately 170m from Samudera MRT station, with 10 stations within 1.5 km.
Schools & Education
6 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Waterway Primary School | Primary | 1.2 km |
| North Spring Primary School | Primary | 1.6 km |
| Singapore Institute of Technology | Tertiary | 1.7 km |
| Oasis Primary School | Primary | 1.8 km |
| Punggol Secondary School | Secondary | 1.9 km |
| Punggol Primary School | Primary | 1.9 km |
Market Position
THE AMBIENCE has recorded 2 sales at an average price of $2,745,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 1 | $708 psf | — |
| 2026 | 1 | $779 psf | ↑ 10.0% |
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Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 11 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, wfh / hybrid workers and sea-view / waterfront. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
car-owning households and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for cbd walking distance and yield-focused investors — other options likely serve them better. Walking distance to the Marina Bay financial cluster lets you skip transit entirely.
Verdict
THE AMBIENCE is a 999 yrs lease commencing from 1874 development in District 19 (OCR), with 11 units, offering a gross yield of 2.5%.
At ~$779 psf, it represents a competitive entry point in the OCR segment.
Explore the full THE AMBIENCE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE AMBIENCE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for THE AMBIENCE?
Is THE AMBIENCE freehold?
What is the rental yield for THE AMBIENCE?
Which MRT is nearest to THE AMBIENCE?
Sources & Next Steps
- THE AMBIENCE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions
- Rental data: 7 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 2 records analysed · Source: URA private-sale caveats