CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Punggol

Waterway Point

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Waterway Point is a commercial building in District 19 · Punggol, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. ACRA records 14 live company registrations at this address.

The facts are here — now get the verdict on Waterway Point.

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What are the key facts about Waterway Point?

Key takeawayWaterway Point is a commercial building in District 19 · Punggol, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Tenure: Not on record
District / Area: District 19 · Punggol
Address: 83 Punggol Central
Land area: 29,999 sqm
Completed: Not on record
Storeys: 4 (per CommercialGuru)
Developer: Sekisui House & Far East Organization (per CommercialGuru)
Strata units (MCST): 995
Strata formed: 2019
Owner: Frasers Centrepoint Trust (50% interest) (SGX filings)
Car-park lots: 622 (the owner's annual report (as filed on SGX))
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 14

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

Who owns Waterway Point, and what is it valued at?

Key takeawayFrasers Centrepoint Trust holds a 50% interest in Waterway Point. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Valued at S$1,331 million for its 50% interest (S$1,331 million for the whole property) as at 30 Sep 2025.

As of 30 September 2025, FCT owns 50.0% of Sapphire Star Trust which holds Waterway Point. The value reflected in this announcement is the total value of the retail property and FCT’s 50.0% interest amounts to S$665.5 million.

per Frasers Centrepoint Trust's SGX filing, 23 Oct 2025

Earlier: S$1,320 million (30 Sep 2024) · S$1,315 million (30 Sep 2023)

Waterway Point: Frasers Centrepoint Trust's annual report (2025)

NLA (its 50% share): 278,059 sq ft
Committed occupancy: 99.8%
Car-park lots: 622
Land tenure: 99-year leasehold
Green Mark: BCA Green Mark GoldPlus
Major tenants: FairPrice Finest, Cookhouse by Koufu, Uniqlo, Best Denki, Toys“R”Us

per Frasers Centrepoint Trust's annual report (SGX), 23 Dec 2025, page 2

Whole-building deals

Announced 8 Feb 2023 · completed 8 Feb 2023
HSBC Institutional Trust Services (Singapore) Limited (in its capacity as trustee of FCT) bought a 10% interest in Waterway Point.
Announcement on SGX · completion notice
Announced 6 Sep 2019
HSBC Institutional Trust Services (Singapore) Limited (in its capacity as trustee of FCT) bought Waterway Point for S$50.4 million (target units purchase consideration) from Sekisui House, Ltd..
Announcement on SGX
Announced 16 May 2019 · completed 11 Jul 2019
HSBC Institutional Trust Services (Singapore) Limited as the trustee of FCT bought Waterway Point for S$433.3 million (purchase consideration for the interest in the target units) from a wholly-owned subsidiary of Frasers Property Limited.
At the time: NLA 371,200 sq ft · occupancy 98.1% (31 Mar 2019)
Announcement on SGX · completion notice

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About Waterway Point

Waterway Point is a commercial building in Punggol (District 19). It is located along Punggol Central, Singapore 828761.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 4.2.

It occupies roughly 29,999 sqm of land with about 125,996 sqm of gross floor area.

22 businesses are currently registered at this address with ACRA.

The nearest MRT is Punggol LRT, 147 m away (about a 2-minute walk). The closest bus stop (Punggol Stn/Int) is 146 m away (about a 2-minute walk). Rivervale Mall is 1.6 km away.

What is Waterway Point zoned as?

Key takeawayWaterway Point sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 4.2.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Urban design area: Punggol Town Central

BCA-verified envelope: allowable GFA 125,996 sqm · built 50,399 sqm · headroom 75,597 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at Waterway Point rent for?

Key takeawayNo rent is published for Waterway Point itself. On its street, Punggol Central, retail space rented at a median of $24.50 psf a month in 2026Q3, with the middle half of leases between $22.10 and $32.90. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Punggol Central

Street level · 2026Q3

25th pct

$22.10

$237.90 psm

Median

$24.50

$263.69 psm

75th pct

$32.90

$354.13 psm

S$ per sq ft per month · median +1.8% on a year earlier

2023Q4 · $309.76 psm2026Q3 · $263.69 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 19 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Waterway Point

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at Waterway Point?

Key takeawayURA has approved 25 changes of use at Waterway Point since 2000, most recently in 2026, and refused 1. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

29 Jul 2026Approved
Change of use to restaurant
Proposed change of use of part of 1st storey of waterway point to restaurant
2 Jul 2026Approved
Additions & alterations
Proposed addition and alteration to existing outdoor refreshment areas at basement 1 of existing commercial development
17 Mar 2026Approved
Additions & alterations
Proposed addition and alteration at basement 1 (b1-11) of existing commercial development at lot 02413m mk21 at 83 punggol central, singapore 828761 (punggol planning area)
16 Oct 2025Approved
Additions & alterations
Proposed conversion of basement 1 loading bay area to transformer room at existing commercial development at lot 02413m mk21 at 83 punggol central, singapore 828761
9 May 2025RenewedFloor 1
Continued use as restaurant
Continued use of units #01-XX & #01-XX waterway point as restaurant
30 Apr 2025ApprovedFloor 1
Change of use to motorvehicle showroom with caf�
Proposed change of use of unit #01-XX to motorvehicle showroom with caf�
21 Feb 2025Approved
Change of use to car polishing and waxing
Proposed change of use of part of basement 1 (3 carpark lots) to car polishing and waxing
8 Jan 2025RenewedFloor 1
Continued use as massage establishment
Continued use of unit #01-XX as massage establishment
25 Nov 2024ApprovedFloor 2
Change of use to commercial school
Proposed change of use of #02-XX waterway point to commercial school
13 Feb 2024ApprovedFloor 2
Change of use to amusement centre
Proposed change of use of unit #02-XX and #02-XX to amusement centre at waterway point
19 Jan 2024ApprovedFloor 2
Change of use: shop → amusement centre
Proposed change of use of unit #02-XX from shop to amusement centre at waterway point
27 Dec 2023ApprovedFloor 2
Change of use: cafe → student care centre
Proposed change of use of unit #02-XX from cafe to student care centre at waterway point on mk 21 lot 02413m at 83 punggol central (punggol planning area)

24 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near Waterway Point?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near Waterway Point?

Key takeawayThe nearest MRT/LRT is Punggol LRT, about 147 m away.

Getting around

Punggol LRT147 m · ~2 min

Amenities nearby

NTUC Fairprice Co-operative Ltd · 0 mMinmed Clinic (Punggol) · 101 mPunggol MRT Exit A · 129 mPunggol Stn/Int · 147 mPlace Of Worship · 203 mEducational Institution · 265 mOne Punggol Hawker Centre · 421 mBusiness Park · 987 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Waterway Point

Key takeawayThe nearest station is Punggol (NE17 / PTC), 129 m away — one of the busiest stations, with about 91,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 88% of retail buildings

nearest MRT/LRT Punggol (NE17/PTC) 129 m, about 91,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 10, about 45,000 taps a weekday; Punggol: 9,537 resident workers (Census 2020, by workplace); about 85,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Punggol (NE17 / PTC)129 m · about 91,000 weekday taps
Sumang (PW6)434 m · 3,392 weekday taps
Sam Kee (PW1)461 m · 3,725 weekday taps
Soo Teck (PW7)540 m · 7,104 weekday taps
Nibong (PW5)628 m · 5,815 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Waterway Point. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 45,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 302 Punggol Place (HDB)332 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 203 car lots
Blk 308 Punggol Walk (HDB)413 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 669 car lots
Blk 312 Sumang Link (HDB)421 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 587 car lots
Blk 273 Punggol Place (HDB)427 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 458 car lots
Blk 271 Punggol Walk (HDB)432 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 476 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Jln Kayu Off St, 3.4 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Waterway Point's own car park, if it has one, and its charges are not in the open data.

Who's registered at Waterway Point?

Key takeaway14 live companies (and LLPs and branches; sole proprietors are not counted) list Waterway Point as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
5
Other services
4
Education
3
Accommodation and food services
2
Professional, scientific and technical services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

What is Waterway Point's BCA building profile?

BCA building type: Retail
Green Mark: GoldPlus (2015)
Energy use intensity: 561 kWh/m²·yr

Frequently asked questions about Waterway Point

Where is Waterway Point?⌄

Waterway Point is at 83 Punggol Central, Singapore 828761, in the Punggol planning area.

What is Waterway Point zoned as?⌄

Waterway Point sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.

Have there been any recorded transactions at Waterway Point?⌄

No caveats have been lodged for Waterway Point in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Waterway Point?⌄

Punggol LRT is the closest, 147 m away (about a 2-minute walk).

How many businesses are registered at Waterway Point?⌄

22 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Car-park lots: as the owner's latest annual report prints them.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, the owner's SGX filings, the owner's annual report (as filed on SGX), HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.