Punggol is trading about 11% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Punggol in June 2026, with 154 resale transactions compared to 135 in May. Month-on-month, the town median PSF held near $694 — a balanced market with no strong directional pressure. The town sits above the regional median of $628 psf (+10.6%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $694 | — |
| North-East Region | $628 | -9.6% |
| Island Wide | $601 | -13.5% |
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 |
|---|---|---|
| Punggol Ctrl | 3 transactions | $754 |
| Northshore Dr | 3 transactions | $776 |
| Punggol Rd | 3 transactions | $724 |
| Northshore Dr | 3 transactions | $872 |
| Sumang Lane | 2 transactions | $777 |
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 | 154 | $580,166 | $660,000 | $746,250 | $694 |
| 2-Room | 17 | $372,000 | $402,000 | $420,000 | $816 |
| 3-Room | 20 | $525,000 | $549,000 | $560,000 | $753 |
| 4-Room | 68 | $641,500 | $675,000 | $721,850 | $673 |
| 5-Room | 45 | $665,000 | $800,000 | $885,000 | $658 |
| Executive | 4 | $827,500 | $850,000 | $872,500 | $612 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $694 median PSF represents a 0.4% dip against May's $697. Transaction count rose 14% from 135 to 154. Both sides should anchor to recent comparables.
Punggol Ctrl led with 3 transactions (2% of all town resale) at a median $754 psf — 9% above the town median. Northshore Dr followed with 3 transactions.
4-Room flats led resale activity in June 2026, accounting for 68 of 154 transactions (44%) at a median $673 psf. That flat type's PSF moved 2.3% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 415B Northshore Dr | 5-Room | 16 TO 18 | 1,238 | $1,088,000 | $879 | 94 years 08 months |
| 415B Northshore Dr | 5-Room | 10 TO 12 | 1,238 | $1,080,000 | $872 | 94 years 08 months |
| 422B Northshore Dr | 5-Room | 13 TO 15 | 1,216 | $1,000,000 | $822 | 94 years 05 months |
| 272A Punggol Walk | 5-Room | 13 TO 15 | 1,249 | $995,000 | $797 | 86 years 11 months |
| 274B Punggol Pl | 5-Room | 13 TO 15 | 1,259 | $994,000 | $789 | 86 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 408B Northshore Dr | 2-Room | 16 TO 18 | 506 | $442,000 | $874 | 94 years |
| 408B Northshore Dr | 2-Room | 07 TO 09 | 506 | $428,000 | $846 | 94 years |
| 405A Northshore Dr | 2-Room | 13 TO 15 | 506 | $425,000 | $840 | 94 years |
| 408A Northshore Dr | 2-Room | 04 TO 06 | 506 | $425,000 | $840 | 94 years |
| 405A Northshore Dr | 2-Room | 07 TO 09 | 506 | $420,000 | $830 | 94 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 682C Edgedale Plains | 3-Room | 16 TO 18 | 732 | $575,000 | $786 | 91 years 03 months |
| 256D Sumang Walk | 3-Room | 07 TO 09 | 732 | $575,000 | $786 | 89 years 07 months |
| 308C Punggol Walk | 3-Room | 10 TO 12 | 721 | $570,000 | $790 | 88 years 10 months |
| 305A Punggol Rd | 3-Room | 07 TO 09 | 721 | $561,888 | $779 | 85 years 02 months |
| 409A Northshore Dr | 3-Room | 04 TO 06 | 721 | $560,000 | $776 | 94 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 422B Northshore Dr | 4-Room | 10 TO 12 | 1,001 | $850,000 | $849 | 94 years 05 months |
| 415C Northshore Dr | 4-Room | 13 TO 15 | 1,012 | $830,000 | $820 | 94 years 08 months |
| 269A Punggol Field | 4-Room | 16 TO 18 | 1,044 | $818,168 | $784 | 85 years 08 months |
| 415D Northshore Dr | 4-Room | 13 TO 15 | 1,012 | $798,000 | $789 | 94 years 08 months |
| 270B Punggol Field | 4-Room | 07 TO 09 | 1,001 | $788,000 | $787 | 85 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 415B Northshore Dr | 5-Room | 16 TO 18 | 1,238 | $1,088,000 | $879 | 94 years 08 months |
| 415B Northshore Dr | 5-Room | 10 TO 12 | 1,238 | $1,080,000 | $872 | 94 years 08 months |
| 422B Northshore Dr | 5-Room | 13 TO 15 | 1,216 | $1,000,000 | $822 | 94 years 05 months |
| 272A Punggol Walk | 5-Room | 13 TO 15 | 1,249 | $995,000 | $797 | 86 years 11 months |
| 274B Punggol Pl | 5-Room | 13 TO 15 | 1,259 | $994,000 | $789 | 86 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 190 Punggol Ctrl | Executive | 07 TO 09 | 1,378 | $940,000 | $682 | 76 years 10 months |
| 186 Punggol Ctrl | Executive | 13 TO 15 | 1,378 | $850,000 | $617 | 76 years 11 months |
| 114 Edgefield Plains | Executive | 13 TO 15 | 1,399 | $850,000 | $607 | 76 years 02 months |
| 183 Edgefield Plains | Executive | 10 TO 12 | 1,378 | $760,000 | $552 | 76 years 06 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 $728 psf against $557 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 | 15 | $395,000 | $830 |
| 80-89 years | 3712-mo avg · 37 transactions | $385,000 | $778 |
| 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 | 8212-mo avg · 82 transactions | $550,000 | $751 |
| 80-89 years | 16 | $545,000 | $744 |
| 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 | 19 | $680,000 | $687 |
| 80-89 years | 46 | $680,000 | $679 |
| 70-79 years | 7712-mo avg · 77 transactions | $580,000 | $600 |
| 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 | 13 | $885,000 | $728 |
| 80-89 years | 13 | $850,000 | $701 |
| 70-79 years | 19 | $660,000 | $557 |
| 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 June 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 (+2.3% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.1% MoM (16 leases last month). Currently +29.9% vs the region median.
Get a Free ValuationSoftening (-2.5% MoM) — buyers may push back on this flat type.
Rental steady, -1.7% MoM (17 leases last month). Currently +19.9% vs the region median.
Get a Free ValuationSoftening (-2.3% MoM) — buyers may push back on this flat type.
Rental steady, +0.8% MoM (65 leases last month). Currently +7.2% vs the region median.
Get a Free ValuationSoftening (-3.0% MoM) — buyers may push back on this flat type.
Rental strong, +3.1% MoM — supports pricing (57 leases last month). Currently +4.7% 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 -4.4% 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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