Is Punggol one market?

Inside Punggol the median ranges from S$574 per square foot in Punggol Field to S$764 in Northshore, a difference of 33%.

How have HDB prices in Punggol changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Punggol changed by +5.4% a year, from $417 to $694.

Does remaining lease affect HDB prices in Punggol?

In Punggol, 4-room flats with 90-99 years of lease remaining resell at $652 per square foot against $587 for those with 70-79 years, a difference of +11%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Punggol

$1,640median private resale per ft², 158 caveats (12 months)

High confidence95% CI $1,610–$1,650 per ft²n = 158 caveats

The median private resale price in Punggol (North-East Region) is S$1,640 per square foot (S$17,600 per square metre), from 158 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +5.4% a year in cash terms, or +3.4% a year after inflation. HDB resale here runs S$694 per square foot from 1,640 resales, at a median 4-room price of S$681,444: a separate register, never combined with the private figures.

Private prices in Punggol

Median price per ft²

$694

n = 1,640 resales

Median resale price

$672,444

median flat 1,001 ft²

Median lease remaining

89 yrs

of a 99-year lease

15 of 1,640 resales here crossed $1,000,000 in the last 12 months (0.9%).

How prices are spread in Punggol

p20 $614
p80 $758
95% CI $687–$699

The individual sales appear here once Punggol's sold-price file loads. The markers are the published statistics.

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $396,000 · 506 ft²	$810/ft²	n = 121
3-roommedian $545,000 · 732 ft²	$749/ft²	n = 183
4-roommedian $681,444 · 1,001 ft²	$684/ft²	n = 852
5-roommedian $775,000 · 1,206 ft²	$639/ft²	n = 461
Executivemedian $830,000 · 1,378 ft²	$598/ft²	n = 23

Price by remaining lease, 4-room

Punggol, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
70-79 yearsmedian $570,000	$587/ft²	n = 238
80-89 yearsmedian $672,000	$672/ft²	n = 1,363
90-99 yearsmedian $650,000	$652/ft²	n = 1,112

Across these bands the rate falls 10% from $652/ft² at 90-99 years to $587 at 70-79, on 4-room flats in Punggol.

Price by floor, 4-room

Punggol, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$623/ft²	n = 85
Floors 4 to 6	$654/ft²	n = 165
Floors 7 to 9	$684/ft²	n = 161
Floors 10 to 12	$702/ft²	n = 179
Floors 13 to 15	$695/ft²	n = 140
Floors 16 to 21	$717/ft²	n = 113
22nd floor and above	$770/ft²	n = 9

Buyers: Where does a price sit?

Ranked against 1,000 resales in Punggol (12 months).

Resale price

Floor area in ft²

S$672,444 for 969 ft² is around the 50th percentile of the 1,000 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$694 per square foot, over 1,640 resales (12 months).

A market figure for that size in Punggol, not a valuation of your flat.

Floor area in ft²

S$672,000

middle 60% of resales: S$595,000 to S$735,000 for that size · 1,640 resales, 12 months

Resales (last 12 months)

1,000 of 1,640 sales, a random sample

Resales in Punggol, last 12 months
	Address
Aug 2026	420a Northshore Dr	S$958,000	5-room	94 yrs	$794
Aug 2026	308a Punggol Walk	S$935,000	5-room	89 yrs	$776
Aug 2026	316a Punggol Way	S$888,000	5-room	90 yrs	$730
Aug 2026	661b Edgedale Plains	S$862,888	5-room	90 yrs	$715
Aug 2026	409d Northshore Dr	S$860,000	5-room	94 yrs	$713
Aug 2026	308c Punggol Walk	S$855,000	5-room	89 yrs	$709
Aug 2026	415c Northshore Dr	S$835,000	4-room	95 yrs	$825
Aug 2026	415c Northshore Dr	S$830,000	4-room	95 yrs	$820
Aug 2026	421b Northshore Dr	S$830,000	4-room	94 yrs	$804
Aug 2026	274c Punggol Pl	S$825,000	4-room	86 yrs	$824
Aug 2026	316c Punggol Way	S$825,000	5-room	90 yrs	$678
Aug 2026	413c Northshore Dr	S$825,000	4-room	94 yrs	$816
Aug 2026	213b Punggol Walk	S$820,000	5-room	88 yrs	$674
Aug 2026	182 Edgefield Plains	S$818,000	Executive	76 yrs	$594
Aug 2026	409a Northshore Dr	S$815,000	5-room	94 yrs	$676
Aug 2026	663b Punggol Dr	S$810,000	5-room	89 yrs	$684
Aug 2026	190 Punggol Ctrl	S$800,000	Executive	77 yrs	$581
Aug 2026	190 Punggol Ctrl	S$800,000	Executive	77 yrs	$581
Aug 2026	421b Northshore Dr	S$800,000	4-room	94 yrs	$799
Aug 2026	669b Edgefield Plains	S$800,000	5-room	89 yrs	$658

Loading all 1,640 sales (12 months)…

Median price per ft²

$1,640

95% CI $1,610–$1,650 · n = 158 strata caveats (12 months)

Median price

$1,554,000

n = 158 resale caveats (12 months)

How private prices are spread in Punggol

p20 $1,520
p80 $1,730
95% CI $1,610–$1,650

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Executive Condominiummedian $1,693,500	$1,520/ft²	n = 224
Condominiummedian $1,729,444	$1,630/ft²	n = 118
Apartmentmedian $980,000	$1,680/ft²	n = 40

Buyers: Where does a price sit?

Placed on the published percentiles for 158 caveats in Punggol (12 months).

Price

Floor area in ft²

S$1,554,000 for 950 ft² is around the 49th percentile of the 158 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,640 per square foot, over 158 caveats (12 months).

A market figure for that size in Punggol, not a valuation of your flat.

Floor area in ft²

S$1,550,000

middle 60% of caveats: S$1,440,000 to S$1,640,000 for that size · 158 caveats, 12 months

Private sales by project in Punggol

13 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Punggol, last 12 months
	Tenure				New sale S$/ft²
Parc CentrosPunggol Central	99 yrs lease commencing from 2012	26	$1,733,888	$1,730	no launch
WatertownPunggol Central	99 yrs lease commencing from 2011	40	$980,000	$1,680	no launch
A Treasure TrovePunggol Walk	99 yrs lease commencing from 2011	49	$1,760,000	$1,640	no launch
Twin WaterfallsPunggol Walk	99 yrs lease commencing from 2011	42	$1,702,944	$1,580	no launch
PrivePunggol Field	99 yrs lease commencing from 2010	30	$1,730,900	$1,570	no launch
River IslesEdgedale Plains	99 yrs lease commencing from 2012	26	$1,790,000	$1,550	no launch
The TerraceEdgedale Plains	99 yrs lease commencing from 2013	39	$1,670,000	$1,550	no launch
WaterbayEdgefield Plains	99 yrs lease commencing from 2012	25	$1,685,000	$1,510	no launch
WaterwoodsPunggol Field Walk	99 yrs lease commencing from 2013	17	$1,895,000	$1,500	no launch
The AmoreEdgedale Plains	99 yrs lease commencing from 2013	25	$1,570,000	$1,490	no launch
Flo ResidencePunggol Field Walk	99 yrs lease commencing from 2011	17	$1,450,000	$1,470	no launch
EcopolitanPunggol Walk	99 yrs lease commencing from 2012	24	$1,644,000	$1,460	no launch
Riverparc ResidencePunggol Drive	99 yrs lease commencing from 2010	22	$1,657,500	$1,450	no launch

Public (HDB) rents in Punggol

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

5.7%

on 88 years of lease remaining

Median rent, 4-room

$3,250/mo

from 707 approved rentals (12 months)

Median resale price, 4-room

$681,444

from 852 resales (12 months)

Rent by flat type

Approved HDB rentals in Punggol over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
2-room	$2,400/mo	7.3%
3-room	$2,850/mo	6.3%
4-room	$3,250/mo	5.7%
5-room	$3,300/mo	5.1%
Executive	$3,400/mo	too few resales

Private rents in Punggol

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$3,500/mo

middle 50% $3,100–$4,200 · all sizes, 859 contracts (12 months)

Median resale price

$1,554,000

all sizes, 158 resale caveats (12 months)

URA’s own median rent per ft² here is $4.30 for 2026 Q2, from 5 projects.

Rent by unit size

Lease contracts lodged with URA in Punggol over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$2,900/mo	too few resales
50–60 m²	$3,100/mo	too few resales
60–70 m²	$3,300/mo	too few lettings and too few resales
70–80 m²	$3,500/mo	too few resales
80–90 m²	$4,000/mo	too few resales
90–100 m²	$4,275/mo	too few resales
100–110 m²	$4,500/mo	too few resales
110–120 m²	$4,600/mo	too few resales
120–130 m²	$5,100/mo	too few resales
130–140 m²	$4,775/mo	too few lettings and too few resales
150–160 m²	$5,000/mo	too few lettings and too few resales
190–200 m²	$5,300/mo	too few lettings and too few resales

855 of 859 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Punggol over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,000/mo	n = 241
2 bedrooms	$3,550/mo	n = 241
3 bedrooms	$4,300/mo	n = 253
4 bedrooms	$5,000/mo	n = 37

772 of 859 contracts are in the rows above. 87 carry no bedroom count.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Punggol", dataset 2026-08, https://indexprop.com/sg/property-prices/district/punggol. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/district/punggol">Property prices in Punggol - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/districts/punggol.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Punggol

Median price per ft²The middle resale price per square foot of 1,640 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in PunggolEvery resale in Punggol over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Punggol, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Punggol

Median price per ft²

Median price

How private prices are spread in PunggolEvery private resale caveat in Punggol over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

Sellers: How much is my home worth? Floor area × the median price per square foot in Punggol, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Punggol

Public (HDB) rents in PunggolHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in PunggolURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

Cite us

Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Punggol

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Punggol

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Punggol

Private rents in Punggol

Rent by unit size

Rent by bedrooms

Nearby areas