Punggol is trading about 9% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Punggol in July 2026, with 190 resale transactions compared to 154 in June. Month-on-month, the town median PSF held near $691 — a balanced market with no strong directional pressure. The town sits above the regional median of $637 psf (+8.5%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $691 | — |
| North-East Region | $637 | -7.9% |
| Island Wide | $594 | -14.1% |
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 | 4 transactions | $750 |
| Northshore Dr | 4 transactions | $751 |
| Northshore Dr | 4 transactions | $739 |
| Northshore Dr | 4 transactions | $711 |
| Northshore Dr | 3 transactions | $825 |
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 | 190 | $608,500 | $670,444 | $767,250 | $691 |
| 2-Room | 14 | $380,000 | $390,000 | $417,500 | $843 |
| 3-Room | 18 | $526,250 | $550,000 | $584,500 | $763 |
| 4-Room | 91 | $635,000 | $680,000 | $738,000 | $683 |
| 5-Room | 66 | $658,566 | $780,000 | $876,500 | $641 |
| Executive | 1 | $773,000 | $773,000 | $773,000 | $552 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $691 median PSF represents a 0.4% dip against June's $694. Transaction count rose 23% from 154 to 190. Both sides should anchor to recent comparables.
Northshore Dr led with 4 transactions (2% of all town resale) at a median $750 psf — 8% above the town median. Northshore Dr followed with 4 transactions.
4-Room flats led resale activity in July 2026, accounting for 91 of 190 transactions (48%) at a median $683 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 268B Punggol Field | 5-Room | 16 TO 18 | 1,604 | $1,288,000 | $803 | 85 years 07 months |
| 422A Northshore Dr | 5-Room | 22 TO 24 | 1,216 | $1,070,000 | $880 | 94 years 04 months |
| 422B Northshore Dr | 5-Room | 22 TO 24 | 1,216 | $1,000,000 | $822 | 94 years 03 months |
| 422A Northshore Dr | 5-Room | 10 TO 12 | 1,216 | $985,000 | $810 | 94 years 04 months |
| 422B Northshore Dr | 5-Room | 04 TO 06 | 1,216 | $980,000 | $806 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 408A Northshore Dr | 2-Room | 19 TO 21 | 506 | $455,000 | $899 | 93 years 10 months |
| 421A Northshore Dr | 2-Room | 07 TO 09 | 506 | $435,000 | $860 | 94 years 04 months |
| 408C Northshore Dr | 2-Room | 13 TO 15 | 506 | $433,000 | $856 | 93 years 11 months |
| 419B Northshore Dr | 2-Room | 04 TO 06 | 506 | $420,000 | $830 | 94 years 07 months |
| 419B Northshore Dr | 2-Room | 01 TO 03 | 506 | $410,000 | $810 | 94 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 421C Northshore Dr | 3-Room | 19 TO 21 | 732 | $620,000 | $847 | 94 years 03 months |
| 413C Northshore Dr | 3-Room | 22 TO 24 | 721 | $615,000 | $853 | 94 years 07 months |
| 419B Northshore Dr | 3-Room | 19 TO 21 | 721 | $595,000 | $825 | 94 years 07 months |
| 261A Punggol Way | 3-Room | 16 TO 18 | 732 | $588,000 | $803 | 89 years |
| 314A Punggol Way | 3-Room | 16 TO 18 | 732 | $586,000 | $801 | 90 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 422B Northshore Dr | 4-Room | 19 TO 21 | 1,001 | $872,000 | $871 | 94 years 04 months |
| 272A Punggol Walk | 4-Room | 10 TO 12 | 1,044 | $820,000 | $785 | 86 years 10 months |
| 272A Punggol Walk | 4-Room | 10 TO 12 | 1,044 | $810,000 | $776 | 86 years 10 months |
| 272A Punggol Walk | 4-Room | 07 TO 09 | 1,001 | $788,000 | $787 | 86 years 10 months |
| 288C Punggol Pl | 4-Room | 13 TO 15 | 1,033 | $788,000 | $763 | 85 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 268B Punggol Field | 5-Room | 16 TO 18 | 1,604 | $1,288,000 | $803 | 85 years 07 months |
| 422A Northshore Dr | 5-Room | 22 TO 24 | 1,216 | $1,070,000 | $880 | 94 years 04 months |
| 422B Northshore Dr | 5-Room | 22 TO 24 | 1,216 | $1,000,000 | $822 | 94 years 03 months |
| 422A Northshore Dr | 5-Room | 10 TO 12 | 1,216 | $985,000 | $810 | 94 years 04 months |
| 422B Northshore Dr | 5-Room | 04 TO 06 | 1,216 | $980,000 | $806 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 114 Edgefield Plains | Executive | 07 TO 09 | 1,399 | $773,000 | $552 | 76 years 01 month |
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 $716 psf against $548 psf for the 70-79 band, a 23% 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 | 11 | $395,000 | $860 |
| 80-89 years | 3612-mo avg · 36 transactions | $385,000 | $770 |
| 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 | $580,000 | $792 |
| 80-89 years | 9 | $540,000 | $749 |
| 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 | 27 | $710,888 | $709 |
| 80-89 years | 55 | $675,000 | $674 |
| 70-79 years | 9 | $575,000 | $587 |
| 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 | 19 | $875,000 | $716 |
| 80-89 years | 18 | $861,944 | $715 |
| 70-79 years | 29 | $650,000 | $548 |
| 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 | 2412-mo avg · 24 transactions | $832,500 | $601 |
| 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 holding steady (-1.1% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Northshore Dr | 2 | $2,350/mo |
| Northshore Dr | 2 | $1,550/mo |
| Northshore Dr | 2 | $2,350/mo |
Rents holding steady (-1.7% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 2 | $2,900/mo |
| Punggol Walk | 2 | $2,900/mo |
| Sumang Walk | 2 | $2,800/mo |
Rents holding steady (+0.8% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Edgedale Plains | 2 | $2,950/mo |
| Punggol Pl | 2 | $3,500/mo |
| Edgedale Plains | 1 | $3,200/mo |
Rents firming (+3.1% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Dr | 5 | $3,200/mo |
| Punggol Ctrl | 2 | $3,400/mo |
| Punggol Field | 2 | $3,150/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 July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 23% 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 (+3.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.1% MoM (16 leases last month). Currently +32.3% vs the region median.
Get a Free ValuationFlat (+1.3% MoM) — anchor to recent comparables.
Rental steady, -1.7% MoM (17 leases last month). Currently +19.7% vs the region median.
Get a Free ValuationFlat (+1.5% MoM) — anchor to recent comparables.
Rental steady, +0.8% MoM (65 leases last month). Currently +7.2% vs the region median.
Get a Free ValuationSoftening (-2.5% MoM) — buyers may push back on this flat type.
Rental strong, +3.1% MoM — supports pricing (57 leases last month). Currently +0.7% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
37 leases over the trailing 12 months (12-mo avg · 37 leases) — this month's count is too thin for a MoM read. Currently -5.7% vs the region median.
Get a Free ValuationRents holding steady (-1.1% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Northshore Dr | 2 | $2,350/mo |
| Northshore Dr | 2 | $1,550/mo |
| Northshore Dr | 2 | $2,350/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.7% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 2 | $2,900/mo |
| Punggol Walk | 2 | $2,900/mo |
| Sumang Walk | 2 | $2,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Edgedale Plains | 2 | $2,950/mo |
| Punggol Pl | 2 | $3,500/mo |
| Edgedale Plains | 1 | $3,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.1% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Dr | 5 | $3,200/mo |
| Punggol Ctrl | 2 | $3,400/mo |
| Punggol Field | 2 | $3,150/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 37 leases
Low/High = P25–P75 rent range this month.
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