PSF

Punggol Resale · 4-Room $683 psf ▲ $16 Punggol Resale · 5-Room $641 psf ▼ $16 Punggol Resale · 3-Room $756 psf ▲ $4 Punggol Resale · 2-Room $830 psf ▲ $15

Sold

Blk 268B Punggol Field 5-Room $1.29MSOLD Blk 422A Northshore Dr 5-Room $1.07MSOLD Blk 422B Northshore Dr 5-Room $1.00MSOLD Blk 422A Northshore Dr 5-Room $985,000SOLD Blk 422B Northshore Dr 5-Room $980,000SOLD Blk 274B Punggol Pl 5-Room $980,000SOLD

Home/HDB/Punggol

Town Intelligence · HDB Singapore 2026

Punggol.

The waterway new town built from scratch for young families. Everything about buying, selling and renting Punggol flats, refreshed live.

BuyingBalanced Market

SellingSeller's Market

RentingStable Rental Market

Explore resale data → Data deep-dive Lease decay

Live · Snapshot

Median PSF$691

MoM change▲ 0.1%

Estate Type North-East

18-mo transactions190 / mo (Jul)

PSF rank#1 of 5 North-East

— HDB / data.gov.sg · Verified as of 25 Aug 2026 · Data through Jul 2026

Median rent, Jul 2026$3,200 (+0.0% YoY)

The Neighbourhood · Punggol

Singapore's clearest young-family new town, built from scratch.

Punggol is Singapore's clearest answer to building a town from scratch for young families. The Waterway runs through the middle of it, the Digital District is pulling jobs closer to home, and almost every block here is young enough that renovation isn't even a conversation yet. Amenities are still filling in, so patience is part of the purchase. For a young couple who wants new-launch energy at HDB pricing, with a waterfront view thrown in, Punggol HDB flats are the closest this format gets to buying the future early.

Punggol Waterway runs through the middle of the town

Punggol Digital District pulling jobs closer to home

Almost every block young enough that renovation isn't a conversation yet

Amenities still filling in — patience is part of the purchase

Illustrative placeholders, future: curated pull from location_pois (2-4 hand-picked highlights, not a full list)

Median price

$670,000

+0.5% YoY

Median PSF

$691

+0.1% MoM

Transactions (18mo)

2,407

avg 134/mo

YoY volume Δ

+0.5%

vs Jul 2025

Txn velocity (proxy)

134/mo

SG resale has no "days on market" field, caveats/month is the closest live proxy.

Punggol · drag to explore

By flat type

Median PSF, Jul 2026

4 ROOM

Dominant · 91 caveats

$683

5 ROOM

66 caveats

$641

3 ROOM

18 caveats

$756

2 ROOM

14 caveats

$830

EXECUTIVE

1 caveats

$552

In view right now

What's nearby

Pans/updates live as you move the map, click any pin or row to jump there. Locked to this area only.

Data deep-dive · practitioner-grade research

PSF Trend

One line per flat type, Jul 2026 — not a single blended average. 4-Roomers carry the volume; watch the spread between 2-Room (small, premium-priced) and Executive (single caveat, unreliable) widen or compress.

Live · BigQuery → Jinja2

PSF by type

Last 6 months

4-Room (dominant)5-Room3-Room2-RoomExec.

Lease Decay — the Town Page differentiator

PSF & supply by remaining lease

90+ yrs201 blocks · 27% of stock

$712

70-89 yrs548 blocks · 73% of stock

$675

Price AND supply, per flat type, not just a blended town average. This is what District Pulse can't show at this granularity (n≥5 threshold suppresses noisy bands; full narrative depth moves to the quarterly cross-tenure Lease Decay study once that ships).

Home-School Distance Checker

Schools nearby

Within 2km of Punggol

Loading nearby schools…

See all schools in Punggol → Compare all schools' P1 odds in this area →

Full postal-code checker lives on its own page, not rebuilt here

Admissions Leg-Up

Affiliated schools

Primary schools here with a direct secondary pathway

Mee Toh School→Manjusri Secondary School

Affiliated schoolCo-Ed primaryCo-Ed secondary

PSLE COP 2025 (aff. → non-aff.):PG3 15 - 22 → 15 - 21· PG2 22 - 25 → 21 - 25· PG1 25 - 28 → 25 - 30*

Full affiliation reference guide → Source: MOE Schoolfinder

Nearby new launches

Private & EC within ~2km

No nearby private launches identified

as of Aug 2026

—

New blocks · BTO in Punggol

New blocks in Punggol.

Every BTO launched in Punggol across the last four exercises, with the numbers HDB states in each sales brochure.

See every upcoming BTO →

Source · HDB sales brochures · assets.hdb.gov.sg Flat types are those offered, not unit counts

Absorption signal

Ronnie's read

Ronnie's signal · verified as of 25 Aug 2026

Punggol is essentially flat — psf unchanged MoM (-0.04%) and volume up a negligible +0.5% YoY — a Balanced Market on both sides of the table. Rents are flat too at $3,200 median. This is the North-East's largest and youngest HDB stock: every block falls into the 90+ or 70-89 year lease bands, nothing older, which matches the town's build-from-scratch history. No confirmed new BTO launch as of this writing, and unusually for Punggol, no new private/EC launch nearby has landed since Piermont Grand (2023) — a real gap worth flagging, not papering over.