Punggol is trading about 7% above the wider region median — that gap is worth understanding before you make a move here.
Volume held broadly steady in Punggol in August 2026, with 192 resale transactions compared to 189 in July. Month-on-month, the town median PSF softened 1.5% to $681 — giving buyers a softer entry point. The town sits above the regional median of $636 psf (+7.1%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Punggol median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Punggol |
|---|---|---|
| Punggol | $681 | — |
| North-East Region | $636 | -6.7% |
| Island Wide | $601 | -11.8% |
Punggol ranks #1 of 5 North-East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Northshore Dr | 5 transactions | $854 |
| Northshore Dr | 3 transactions | $900 |
| Northshore Dr | 3 transactions | $751 |
| Punggol Walk | 3 transactions | $776 |
| Northshore Dr | 3 transactions | $803 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 192 | $627,250 | $680,000 | $766,500 | $681 |
| 2-Room | 8 | $368,000 | $388,000 | $407,166 | $861 |
| 3-Room | 20 | $528,750 | $540,000 | $608,500 | $743 |
| 4-Room | 109 | $640,000 | $680,000 | $735,888 | $675 |
| 5-Room | 50 | $671,000 | $775,000 | $851,250 | $641 |
| Executive | 5 | $800,000 | $800,000 | $818,000 | $581 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $681 median PSF represents a 1.5% dip against July's $692. Transaction count was broadly unchanged at 192. Both sides should anchor to recent comparables.
Northshore Dr led with 5 transactions (3% of all town resale) at a median $854 psf — 25% above the town median. Northshore Dr followed with 3 transactions.
4-Room flats led resale activity in August 2026, accounting for 109 of 192 transactions (57%) at a median $675 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 420B Northshore Dr | 5-Room | 04 TO 06 | 1,238 | $985,000 | $796 | 94 years 06 months |
| 420A Northshore Dr | 5-Room | 19 TO 21 | 1,206 | $958,000 | $795 | 94 years 05 months |
| 308A Punggol Walk | 5-Room | 16 TO 18 | 1,206 | $935,000 | $776 | 88 years 08 months |
| 322A Sumang Walk | 5-Room | 01 TO 03 | 1,302 | $910,000 | $699 | 91 years 08 months |
| 260A Punggol Way | 5-Room | 16 TO 18 | 1,216 | $890,000 | $732 | 88 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 421C Northshore Dr | 2-Room | 10 TO 12 | 506 | $455,000 | $899 | 94 years 03 months |
| 408C Northshore Dr | 2-Room | 07 TO 09 | 506 | $432,000 | $854 | 93 years 09 months |
| 232C Sumang Lane | 2-Room | 13 TO 15 | 506 | $398,888 | $788 | 91 years 03 months |
| 419C Northshore Dr | 2-Room | 13 TO 15 | 409 | $388,000 | $949 | 94 years 06 months |
| 623B Punggol Ctrl | 2-Room | 13 TO 15 | 495 | $388,000 | $784 | 86 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 421C Northshore Dr | 3-Room | 13 TO 15 | 732 | $630,000 | $861 | 94 years 02 months |
| 421C Northshore Dr | 3-Room | 13 TO 15 | 732 | $625,000 | $854 | 94 years 03 months |
| 421C Northshore Dr | 3-Room | 16 TO 18 | 732 | $618,000 | $844 | 94 years 03 months |
| 308A Punggol Walk | 3-Room | 13 TO 15 | 721 | $615,000 | $853 | 88 years 08 months |
| 421C Northshore Dr | 3-Room | 07 TO 09 | 732 | $610,000 | $833 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 421B Northshore Dr | 4-Room | 22 TO 24 | 1,033 | $860,000 | $832 | 94 years 04 months |
| 415C Northshore Dr | 4-Room | 07 TO 09 | 1,012 | $835,000 | $825 | 94 years 06 months |
| 415C Northshore Dr | 4-Room | 01 TO 03 | 1,012 | $830,000 | $820 | 94 years 06 months |
| 421B Northshore Dr | 4-Room | 19 TO 21 | 1,033 | $830,000 | $803 | 94 years 03 months |
| 274C Punggol Pl | 4-Room | 13 TO 15 | 1,001 | $825,000 | $824 | 86 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 420B Northshore Dr | 5-Room | 04 TO 06 | 1,238 | $985,000 | $796 | 94 years 06 months |
| 420A Northshore Dr | 5-Room | 19 TO 21 | 1,206 | $958,000 | $795 | 94 years 05 months |
| 308A Punggol Walk | 5-Room | 16 TO 18 | 1,206 | $935,000 | $776 | 88 years 08 months |
| 322A Sumang Walk | 5-Room | 01 TO 03 | 1,302 | $910,000 | $699 | 91 years 08 months |
| 260A Punggol Way | 5-Room | 16 TO 18 | 1,216 | $890,000 | $732 | 88 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 115 Edgefield Plains | Executive | 16 TO 18 | 1,389 | $860,000 | $619 | 75 years 11 months |
| 182 Edgefield Plains | Executive | 10 TO 12 | 1,378 | $818,000 | $594 | 76 years 03 months |
| 190 Punggol Ctrl | Executive | 10 TO 12 | 1,378 | $800,000 | $581 | 76 years 09 months |
| 190 Punggol Ctrl | Executive | 13 TO 15 | 1,378 | $800,000 | $581 | 76 years 08 months |
| 190 Punggol Ctrl | Executive | 04 TO 06 | 1,378 | $778,000 | $565 | 76 years 08 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Punggol show a real lease-decay gap — units with 90+ years remaining trade at $693 psf against $545 psf for the 70-79 band, a 21% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $393,444 | $884 |
| 80-89 years | 3512-mo avg · 35 transactions | $385,000 | $768 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 9 | $608,000 | $833 |
| 80-89 years | 11 | $535,000 | $731 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 40 | $690,000 | $688 |
| 80-89 years | 62 | $677,500 | $681 |
| 70-79 years | 7 | $575,000 | $578 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 15 | $840,000 | $693 |
| 80-89 years | 16 | $821,500 | $683 |
| 70-79 years | 19 | $645,000 | $545 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 5 | $800,000 | $581 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents firming (+6.5% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Sumang Walk | 2 | $2,475/mo |
| Edgefield Plains | 1 | $2,100/mo |
| Northshore Dr | 1 | $2,500/mo |
Rents holding steady (+1.8% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Dr | 2 | $2,650/mo |
| Edgefield Plains | 1 | $3,000/mo |
| Northshore Dr | 1 | $2,200/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Dr | 2 | $3,250/mo |
| Punggol East | 2 | $3,250/mo |
| Punggol Rd | 2 | $3,200/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Edgedale Plains | 2 | $3,225/mo |
| Edgedale Plains | 2 | $3,075/mo |
| Edgefield Plains | 2 | $3,275/mo |
Rents softening (-9.1% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 1 | $3,600/mo |
| Edgefield Plains | 1 | $3,700/mo |
| Edgefield Plains | 1 | $3,600/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Punggol held its pricing in August 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 21% 5-Room lease-decay spread between the 90+ and 70-79 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Rising (+2.1% MoM) — expect less room to negotiate on this flat type.
Rental strong, +6.5% MoM — supports pricing (13 leases last month). Currently +35.4% vs the region median.
Get a Free ValuationSoftening (-2.5% MoM) — buyers may push back on this flat type.
Rental steady, +1.8% MoM (18 leases last month). Currently +16.9% vs the region median.
Get a Free ValuationFlat (-1.5% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (48 leases last month). Currently +6.1% vs the region median.
Get a Free ValuationFlat (+0.0% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (51 leases last month). Currently +0.8% vs the region median.
Get a Free ValuationRising (+5.1% MoM) — expect less room to negotiate on this flat type.
Rental softening, -9.1% MoM — price with that in mind (7 leases last month). Currently -8.7% vs the region median.
Get a Free ValuationRents firming (+6.5% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Sumang Walk | 2 | $2,475/mo |
| Edgefield Plains | 1 | $2,100/mo |
| Northshore Dr | 1 | $2,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+1.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Dr | 2 | $2,650/mo |
| Edgefield Plains | 1 | $3,000/mo |
| Northshore Dr | 1 | $2,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Dr | 2 | $3,250/mo |
| Punggol East | 2 | $3,250/mo |
| Punggol Rd | 2 | $3,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Edgedale Plains | 2 | $3,225/mo |
| Edgedale Plains | 2 | $3,075/mo |
| Edgefield Plains | 2 | $3,275/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-9.1% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 1 | $3,600/mo |
| Edgefield Plains | 1 | $3,700/mo |
| Edgefield Plains | 1 | $3,600/mo |
Low/High = P25–P75 rent range this month.
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