Issue 001June 19, 2026

Punggol Town Pulse | May 2026 | HDB Resale & Rental

Ronnie Tan Share

Roncasa ▪ Town Pulse Punggol · North-East Region Verified as of 2 Aug 2026 May 2026

◆ Seller's Market◆ Sellers Hold Leverage◆ Stable Rental Market

Median PSF · May 2026

$697 ▲ +0.8% MoM

Resale Transactions

135

▲ 21.6% vs prior mth

vs Region Median

+9.3%

▲ $638 base

Town Rank

#1 / 5

North-East region by PSF

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 May 2026, with 135 resale transactions compared to 111 in April. Month-on-month, the town median PSF edged up 0.8% to $697 — a balanced market with no strong directional pressure. The town sits above the regional median of $638 psf (+9.3%).

$697

Median PSF

135

Resale Transactions

#1

Town Rank (North-East)

Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 2026

01Town Context

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	$638	-8.5%
Island Wide	$602	-13.7%

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	3 transactions	$870
Edgedale Plains	3 transactions	$642
Northshore Dr	3 transactions	$758
Northshore Dr	3 transactions	$703
Punggol Walk	3 transactions	$713

Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.

Share of Town HDB Stock Transacted

0.27%

02Resale Market

Price Bands by Flat Type

Flat Type	n	Low (P25)	Median	High (P75)	Median PSF
Overall	135	$616,500	$680,000	$747,500	$697
2-Room	10	$376,347	$396,500	$407,722	$797
3-Room	10	$538,500	$560,400	$583,750	$772
4-Room	76	$642,166	$690,000	$721,750	$689
5-Room	37	$650,000	$825,000	$860,000	$678
Executive	2	$766,250	$787,500	$808,750	$565

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.

May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.

The $697 median PSF represents a 0.8% gain against April's $692. Transaction count rose 22% from 111 to 135. If you're a seller, this month's data supports holding asking price.

Northshore Dr led with 3 transactions (2% of all town resale) at a median $870 psf — 25% above the town median. Edgedale Plains followed with 3 transactions.

4-Room flats led resale activity in May 2026, accounting for 76 of 135 transactions (56%) at a median $689 psf.

Top Transactions

All 2 Room 3 Room 4 Room 5 Room Executive

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
268D Punggol Field	5-Room	16 TO 18	1,604	$1,220,000	$761	85 years 09 months
422A Northshore Dr	5-Room	16 TO 18	1,249	$1,100,000	$881	94 years 06 months
422B Northshore Dr	5-Room	13 TO 15	1,216	$1,010,000	$830	94 years 06 months
422A Northshore Dr	5-Room	04 TO 06	1,216	$980,000	$806	94 years 06 months
676B Punggol Dr	5-Room	10 TO 12	1,216	$900,000	$740	89 years 05 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
421B Northshore Dr	2-Room	04 TO 06	506	$455,000	$899	94 years 06 months
408C Northshore Dr	2-Room	04 TO 06	506	$435,000	$860	94 years
327B Sumang Walk	2-Room	16 TO 18	506	$408,000	$806	91 years 07 months
327C Sumang Walk	2-Room	13 TO 15	506	$406,888	$804	91 years 07 months
405A Northshore Dr	2-Room	04 TO 06	506	$400,000	$791	94 years

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
413C Northshore Dr	3-Room	16 TO 18	721	$610,000	$846	94 years 08 months
670A Edgefield Plains	3-Room	16 TO 18	732	$600,000	$820	89 years 02 months
322C Sumang Walk	3-Room	16 TO 18	732	$590,000	$806	91 years 11 months
670A Edgefield Plains	3-Room	13 TO 15	732	$565,000	$772	89 years 02 months
256C Sumang Walk	3-Room	10 TO 12	732	$565,000	$772	89 years 08 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
421B Northshore Dr	4-Room	25 TO 27	1,033	$870,000	$842	94 years 05 months
415B Northshore Dr	4-Room	04 TO 06	1,012	$830,000	$820	94 years 09 months
268B Punggol Field	4-Room	10 TO 12	1,044	$790,000	$757	85 years 09 months
289D Punggol Pl	4-Room	10 TO 12	1,033	$788,888	$763	85 years 11 months
269A Punggol Field	4-Room	10 TO 12	1,066	$786,000	$738	85 years 08 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
268D Punggol Field	5-Room	16 TO 18	1,604	$1,220,000	$761	85 years 09 months
422A Northshore Dr	5-Room	16 TO 18	1,249	$1,100,000	$881	94 years 06 months
422B Northshore Dr	5-Room	13 TO 15	1,216	$1,010,000	$830	94 years 06 months
422A Northshore Dr	5-Room	04 TO 06	1,216	$980,000	$806	94 years 06 months
676B Punggol Dr	5-Room	10 TO 12	1,216	$900,000	$740	89 years 05 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
114 Edgefield Plains	Executive	16 TO 18	1,389	$830,000	$598	76 years 03 months
118 Edgefield Plains	Executive	01 TO 03	1,399	$745,000	$532	76 years 02 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 $713 psf against $541 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

2-Room 3-Room 4-Room 5-Room Executive

Lease Band	N (Txn this mth)	Median Price	Median PSF
90+ years	8	$403,444	$805
80-89 years	3712-mo avg · 37 transactions	$385,000	$771
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	7	$555,800	$772
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	28	$710,000	$703
80-89 years	42	$694,000	$692
70-79 years	6	$579,000	$593
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	$844,000	$700
80-89 years	10	$860,000	$713
70-79 years	17	$640,000	$541
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	2712-mo avg · 27 transactions	$825,000	$597
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.

03Rental MarketLatest available: Jun 2026 · HDB rental lodgements typically lag ~1 month behind resale

2-Room 3-Room 4-Room 5-Room Executive

Median Rent

$2,325/mo

Rent MoM

-5.1%

Leases This Month

11

Lease Volume MoM (vacancy proxy)

+10.0%

Rents softening (-5.1% MoM) on steady lease volume.

Top Streets — 2-Room Rentals

Street	Leases	Median Rent
Sumang Lane	3	$2,300/mo
Sumang Lane	2	$2,450/mo
Northshore Dr	1	$2,500/mo

Median Rent

$2,900/mo

Rent MoM

+2.7%

Leases This Month

15

Lease Volume MoM (vacancy proxy)

+7.1%

Rents firming (+2.7% MoM) on steady lease volume.

Top Streets — 3-Room Rentals

Street	Leases	Median Rent
Edgefield Plains	2	$2,825/mo
Edgedale Plains	1	$2,700/mo
Edgedale Plains	1	$2,800/mo

Median Rent

$3,225/mo

Rent MoM

-2.3%

Leases This Month

66

Lease Volume MoM (vacancy proxy)

+13.8%

Rents softening (-2.3% MoM) on rising lease volume.

Top Streets — 4-Room Rentals

Street	Leases	Median Rent
Edgefield Plains	2	$3,275/mo
Punggol Ctrl	2	$3,400/mo
Punggol Ctrl	2	$3,200/mo

Median Rent

$3,200/mo

Rent MoM

-3.0%

Leases This Month

59

Lease Volume MoM (vacancy proxy)

-7.8%

Rents softening (-3.0% MoM) on steady lease volume.

Top Streets — 5-Room Rentals

Street	Leases	Median Rent
Edgedale Plains	2	$3,100/mo
Edgefield Plains	2	$2,975/mo
Edgefield Plains	2	$3,100/mo

Median Rent

$3,450/mo

Rent MoM

-6.8%

Leases This Month

5

Lease Volume MoM (vacancy proxy)

+66.7%

Rents softening (-6.8% MoM) on rising lease volume.

Top Streets — Executive Rentals

Street	Leases	Median Rent
Edgefield Plains	2	$3,400/mo
Edgefield Plains	1	$4,000/mo
Edgefield Plains	1	$3,450/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.

Ron's Read

Punggol held its pricing in May 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 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.

05What It Means For You

What It Means For You

Buying Selling Renting

2-Room 3-Room 4-Room 5-Room Executive

Typical Entry Price

$403,443

vs Region Median PSF

+25.0%

Est. Gross Yield

~6.9%

Rental Range

$2,275–$2,450/mo

Flat — sentiment isn't driving this flat type right now, anchor to recent comparables.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$565,003

vs Region Median PSF

+21.0%

Est. Gross Yield

~6.2%

Rental Range

$2,750–$3,000/mo

Rising (+4.1% MoM) — expect less room to negotiate on this flat type.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$690,154

vs Region Median PSF

+8.1%

Est. Gross Yield

~5.6%

Rental Range

$3,062–$3,388/mo

Flat — sentiment isn't driving this flat type right now, anchor to recent comparables.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$817,705

vs Region Median PSF

+6.3%

Est. Gross Yield

~4.7%

Rental Range

$3,100–$3,500/mo

Rising (+10.1% MoM) — expect less room to negotiate on this flat type.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$831,630

12-mo avg · 27 transactions

vs Region Median PSF

-6.5%

Est. Gross Yield

—

Rental Range

$3,200–$3,800/mo

Flat — no clear month-on-month signal yet for this flat type; anchor to recent comparables.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

2-Room 3-Room 4-Room 5-Room Executive

Resale Transactions

10

Exit Price Est.

$403,443

Exit Median PSF

$797

Flat (-0.4% MoM) — anchor to recent comparables.

Rental softening, -5.1% MoM — price with that in mind (11 leases last month). Currently +25.0% vs the region median.

Get a Free Valuation

Resale Transactions

10

Exit Price Est.

$565,003

Exit Median PSF

$772

Rising (+4.1% MoM) — expect less room to negotiate on this flat type.

Rental strong, +2.7% MoM — supports pricing (15 leases last month). Currently +21.0% vs the region median.

Get a Free Valuation

Resale Transactions

76

Exit Price Est.

$690,154

Exit Median PSF

$689

Flat (+1.6% MoM) — anchor to recent comparables.

Rental softening, -2.3% MoM — price with that in mind (66 leases last month). Currently +8.1% vs the region median.

Get a Free Valuation

Resale Transactions

37

Exit Price Est.

$817,705

Exit Median PSF

$678

Rising (+10.1% MoM) — expect less room to negotiate on this flat type.

Rental softening, -3.0% MoM — price with that in mind (59 leases last month). Currently +6.3% vs the region median.

Get a Free Valuation

Resale Transactions

2

Exit Price Est.

$831,630

12-mo avg · 27 transactions

Exit Median PSF

$597

Flat — no clear month-on-month PSF signal yet for this flat type.

Rental softening, -6.8% MoM — price with that in mind (5 leases last month). Currently -6.5% vs the region median.

Get a Free Valuation

2-Room 3-Room 4-Room 5-Room Executive

Median Rent

$2,325/mo

Low–High Range

$2,275–$2,450/mo

Est. Gross Yield

~6.9%

Rents softening (-5.1% MoM) on steady lease volume.

Street	Leases	Median Rent
Sumang Lane	3	$2,300/mo
Sumang Lane	2	$2,450/mo
Northshore Dr	1	$2,500/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$2,900/mo

Low–High Range

$2,750–$3,000/mo

Est. Gross Yield

~6.2%

Rents firming (+2.7% MoM) on steady lease volume.

Street	Leases	Median Rent
Edgefield Plains	2	$2,825/mo
Edgedale Plains	1	$2,700/mo
Edgedale Plains	1	$2,800/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$3,225/mo

Low–High Range

$3,062–$3,388/mo

Est. Gross Yield

~5.6%

Rents softening (-2.3% MoM) on rising lease volume.

Street	Leases	Median Rent
Edgefield Plains	2	$3,275/mo
Punggol Ctrl	2	$3,400/mo
Punggol Ctrl	2	$3,200/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$3,200/mo

Low–High Range

$3,100–$3,500/mo

Est. Gross Yield

~4.7%

Rents softening (-3.0% MoM) on steady lease volume.

Street	Leases	Median Rent
Edgedale Plains	2	$3,100/mo
Edgefield Plains	2	$2,975/mo
Edgefield Plains	2	$3,100/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$3,450/mo

Low–High Range

$3,200–$3,800/mo

Est. Gross Yield

—

Rents softening (-6.8% MoM) on rising lease volume.

Street	Leases	Median Rent
Edgefield Plains	2	$3,400/mo
Edgefield Plains	1	$4,000/mo
Edgefield Plains	1	$3,450/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Punggol Town Pulse | May 2026 | HDB Resale & Rental

Top Streets by Volume

Price Bands by Flat Type

Top Transactions

Lease Decay Comparison

Unit Type Breakdown

Top Streets — 2-Room Rentals

Top Streets — 3-Room Rentals

Top Streets — 4-Room Rentals

Top Streets — 5-Room Rentals

Top Streets — Executive Rentals

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Top Streets by Volume

Price Bands by Flat Type

Top Transactions

Lease Decay Comparison

Unit Type Breakdown

Top Streets — 2-Room Rentals

Top Streets — 3-Room Rentals

Top Streets — 4-Room Rentals

Top Streets — 5-Room Rentals

Top Streets — Executive Rentals

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