Punggol is trading about 11% above the wider region median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in Punggol in September 2026, with 150 resale transactions compared to 192 in August. Month-on-month, the town median PSF edged up 2.3% to $697 — a constructive signal for sellers. The town sits above the regional median of $628 psf (+11.0%).
Verified as of 24 Oct 2026 · Latest resale data through Sep 2026 · Latest rental data through Sep 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 | $697 | — |
| North-East Region | $628 | -9.9% |
| Island Wide | $595 | -14.6% |
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 | $824 |
| Punggol Field | 4 transactions | $691 |
| Northshore Dr | 3 transactions | $864 |
| Punggol Walk | 3 transactions | $709 |
| Punggol Walk | 3 transactions | $704 |
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 | 150 | $596,250 | $685,000 | $774,472 | $697 |
| 2-Room | 11 | $394,000 | $405,000 | $445,944 | $870 |
| 3-Room | 18 | $520,000 | $537,500 | $577,500 | $760 |
| 4-Room | 68 | $626,500 | $682,500 | $730,000 | $680 |
| 5-Room | 51 | $702,500 | $830,000 | $928,500 | $687 |
| Executive | 2 | $827,500 | $845,000 | $862,500 | $609 |
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.
September 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $697 median PSF represents a 2.3% gain against August's $681. Transaction count fell 22% from 192 to 150. If you're a seller, this month's data supports holding asking price.
Northshore Dr led with 5 transactions (3% of all town resale) at a median $824 psf — 18% above the town median. Punggol Field followed with 4 transactions.
4-Room flats led resale activity in September 2026, accounting for 68 of 150 transactions (45%) at a median $680 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 422B Northshore Dr | 5-Room | 10 TO 12 | 1,249 | $1,105,888 | $886 | 94 years 01 month |
| 420A Northshore Dr | 5-Room | 22 TO 24 | 1,238 | $1,088,000 | $879 | 94 years 05 months |
| 422A Northshore Dr | 5-Room | 22 TO 24 | 1,216 | $1,021,800 | $840 | 94 years 01 month |
| 420A Northshore Dr | 5-Room | 10 TO 12 | 1,238 | $1,020,000 | $824 | 94 years 05 months |
| 289D Punggol Pl | 5-Room | 07 TO 09 | 1,206 | $988,000 | $820 | 85 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 421A Northshore Dr | 2-Room | 19 TO 21 | 506 | $475,000 | $939 | 94 years 02 months |
| 408A Northshore Dr | 2-Room | 16 TO 18 | 506 | $456,000 | $901 | 93 years 08 months |
| 408C Northshore Dr | 2-Room | 16 TO 18 | 506 | $455,000 | $899 | 93 years 09 months |
| 408A Northshore Dr | 2-Room | 07 TO 09 | 506 | $436,888 | $864 | 93 years 09 months |
| 408A Northshore Dr | 2-Room | 10 TO 12 | 506 | $410,000 | $810 | 93 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 419A Northshore Dr | 3-Room | 16 TO 18 | 721 | $640,000 | $887 | 94 years 04 months |
| 421C Northshore Dr | 3-Room | 22 TO 24 | 732 | $610,000 | $833 | 94 years 01 month |
| 316A Punggol Way | 3-Room | 16 TO 18 | 732 | $600,000 | $820 | 90 years |
| 212B Punggol Walk | 3-Room | 16 TO 18 | 721 | $580,000 | $804 | 87 years 08 months |
| 310B Punggol Walk | 3-Room | 16 TO 18 | 721 | $580,000 | $804 | 88 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 420A Northshore Dr | 4-Room | 16 TO 18 | 1,012 | $860,000 | $850 | 94 years 05 months |
| 288A Punggol Pl | 4-Room | 16 TO 18 | 1,033 | $805,000 | $779 | 85 years 07 months |
| 322D Sumang Walk | 4-Room | 19 TO 21 | 1,033 | $800,000 | $774 | 91 years 07 months |
| 420A Northshore Dr | 4-Room | 25 TO 27 | 1,023 | $788,000 | $771 | 94 years 05 months |
| 270C Punggol Field | 4-Room | 07 TO 09 | 1,044 | $775,000 | $742 | 85 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 422B Northshore Dr | 5-Room | 10 TO 12 | 1,249 | $1,105,888 | $886 | 94 years 01 month |
| 420A Northshore Dr | 5-Room | 22 TO 24 | 1,238 | $1,088,000 | $879 | 94 years 05 months |
| 422A Northshore Dr | 5-Room | 22 TO 24 | 1,216 | $1,021,800 | $840 | 94 years 01 month |
| 420A Northshore Dr | 5-Room | 10 TO 12 | 1,238 | $1,020,000 | $824 | 94 years 05 months |
| 289D Punggol Pl | 5-Room | 07 TO 09 | 1,206 | $988,000 | $820 | 85 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 186 Punggol Ctrl | Executive | 13 TO 15 | 1,378 | $880,000 | $639 | 76 years 08 months |
| 114 Edgefield Plains | Executive | 04 TO 06 | 1,399 | $810,000 | $579 | 75 years 11 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 80-89 years remaining trade at $721 psf against $547 psf for the 70-79 band, a 24% 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 | 10 | $405,000 | $885 |
| 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 | 10 | $545,000 | $750 |
| 80-89 years | 8 | $535,000 | $761 |
| 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 | 16 | $689,444 | $681 |
| 80-89 years | 40 | $686,500 | $690 |
| 70-79 years | 12 | $580,000 | $591 |
| 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 | 22 | $886,944 | $713 |
| 80-89 years | 15 | $900,000 | $721 |
| 70-79 years | 14 | $648,000 | $547 |
| 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 | $598 |
| 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 softening (-3.1% MoM) on steady lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Northshore Dr | 2 | $2,375/mo |
| Sumang Lane | 2 | $2,250/mo |
| Northshore Dr | 1 | $2,700/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 1 | $3,100/mo |
| Punggol Ctrl | 1 | $2,800/mo |
| Punggol Ctrl | 1 | $2,900/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Walk | 3 | $3,650/mo |
| Edgefield Plains | 2 | $3,100/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 | $3,250/mo |
| Edgedale Plains | 2 | $3,100/mo |
| Edgefield Plains | 2 | $3,250/mo |
Rents firming (+2.9% MoM) on steady lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 3 | $3,600/mo |
| Edgefield Plains | 1 | $3,500/mo |
| Edgefield Plains | 1 | $3,700/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.
A 2.3% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 24% 5-Room lease-decay spread between the 80-89 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.
Flat (+1.1% MoM) — anchor to recent comparables.
Rental softening, -3.1% MoM — price with that in mind (14 leases last month). Currently +38.5% vs the region median.
Get a Free ValuationRising (+2.3% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (13 leases last month). Currently +21.0% vs the region median.
Get a Free ValuationFlat (+0.7% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (51 leases last month). Currently +8.2% vs the region median.
Get a Free ValuationRising (+7.1% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (45 leases last month). Currently +9.4% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
Rental strong, +2.9% MoM — supports pricing (7 leases last month). Currently -4.7% vs the region median.
Get a Free ValuationRents softening (-3.1% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Northshore Dr | 2 | $2,375/mo |
| Sumang Lane | 2 | $2,250/mo |
| Northshore Dr | 1 | $2,700/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 |
|---|---|---|
| Edgefield Plains | 1 | $3,100/mo |
| Punggol Ctrl | 1 | $2,800/mo |
| Punggol Ctrl | 1 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Punggol Walk | 3 | $3,650/mo |
| Edgefield Plains | 2 | $3,100/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 | $3,250/mo |
| Edgedale Plains | 2 | $3,100/mo |
| Edgefield Plains | 2 | $3,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.9% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Edgefield Plains | 3 | $3,600/mo |
| Edgefield Plains | 1 | $3,500/mo |
| Edgefield Plains | 1 | $3,700/mo |
Low/High = P25–P75 rent range this month.
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