How have HDB prices in Punggol Field changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Punggol Field changed by +4.3% a year, from $382 to $575.

Does remaining lease affect HDB prices in Punggol Field?

In Punggol Field, 4-room flats with 90-99 years of lease remaining resell at $607 per square foot against $583 for those with 70-79 years, a difference of +4%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Punggol Field

$1,500median private resale per ft², 43 caveats (12 months)

High confidence95% CI $1,460–$1,530 per ft²n = 43 caveats

The median private resale price in Punggol Field (Punggol, North-East Region) is S$1,500 per square foot (S$16,100 per square metre), from 43 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 +4.3% a year in cash terms, or +2.3% a year after inflation. HDB resale here runs S$574 per square foot from 281 resales, at a median 4-room price of S$593,500: a separate register, never combined with the private figures.

Private prices in Punggol Field

Median price per ft²

$574

n = 281 resales

Median resale price

$635,000

median flat 1,184 ft²

Median lease remaining

77 yrs

of a 99-year lease

How prices are spread in Punggol Field

p20 $536
p80 $622
95% CI $566–$586

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $528,000 · 732 ft²	$721/ft²	n = 7
4-roommedian $593,500 · 969 ft²	$609/ft²	n = 104
5-roommedian $650,000 · 1,184 ft²	$548/ft²	n = 147
Executivemedian $830,000 · 1,378 ft²	$598/ft²	n = 23

Price by remaining lease, 4-room

Punggol Field, 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 $565,000	$583/ft²	n = 173
80-89 yearsmedian $620,000	$635/ft²	n = 105
90-99 yearsmedian $608,000	$607/ft²	n = 39

Across these bands the rate falls 4% from $607/ft² at 90-99 years to $583 at 70-79, on 4-room flats in Punggol Field.

Price by floor, 4-room

Punggol Field, 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	$585/ft²	n = 12
Floors 4 to 6	$596/ft²	n = 23
Floors 7 to 9	$619/ft²	n = 19
Floors 10 to 12	$634/ft²	n = 21
Floors 13 to 15	$627/ft²	n = 20
Floors 16 to 21	$628/ft²	n = 9

Buyers: Where does a price sit?

Ranked against 281 resales in Punggol Field (12 months).

Resale price

Floor area in ft²

S$635,000 for 1,106 ft² is around the 50th percentile of the 281 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$574 per square foot, over 281 resales (12 months).

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

Floor area in ft²

S$635,000

middle 60% of resales: S$593,000 to S$688,000 for that size · 281 resales, 12 months

Resales (last 12 months)

281 sales

Resales in Punggol Field, last 12 months
	Address
Aug 2026	115 Edgefield Plains	S$860,000	Executive	76 yrs	$620
Aug 2026	182 Edgefield Plains	S$818,000	Executive	76 yrs	$594
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	190 Punggol Ctrl	S$778,000	Executive	77 yrs	$565
Aug 2026	165b Punggol Ctrl	S$730,000	5-room	77 yrs	$595
Aug 2026	165a Punggol Ctrl	S$719,000	5-room	77 yrs	$586
Aug 2026	126c Edgedale Plains	S$668,000	5-room	76 yrs	$564
Aug 2026	122b Edgedale Plains	S$662,000	4-room	90 yrs	$661
Aug 2026	168c Punggol Field	S$656,888	4-room	87 yrs	$663
Aug 2026	182 Edgefield Plains	S$650,000	5-room	76 yrs	$549
Aug 2026	169b Punggol Field	S$648,000	4-room	87 yrs	$648
Aug 2026	105a Edgefield Plains	S$645,000	5-room	76 yrs	$544
Aug 2026	107b Edgefield Plains	S$645,000	5-room	76 yrs	$544
Aug 2026	168a Punggol East	S$640,000	4-room	82 yrs	$647
Aug 2026	181 Edgefield Plains	S$630,000	5-room	76 yrs	$532
Aug 2026	173d Punggol Field	S$628,000	5-room	76 yrs	$530
Aug 2026	173a Punggol Field	S$620,000	5-room	76 yrs	$524
Aug 2026	107d Edgefield Plains	S$615,000	5-room	76 yrs	$519
Aug 2026	109d Edgedale Plains	S$613,888	5-room	76 yrs	$518

Median price per ft²

$1,500

95% CI $1,460–$1,530 · n = 43 strata caveats (12 months)

Median price

$1,560,000

n = 43 resale caveats (12 months)

How private prices are spread in Punggol Field

p20 $1,430
p80 $1,570
95% CI $1,460–$1,530

The tails of this distribution are not published here: a 5th or 95th percentile needs at least 50 caveats carrying a rate, and Punggol Field has 43. The middle 60% and the interval above rest on those same 43 caveats.

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
Condominiummedian $1,560,000	$1,500/ft²	n = 43
Executive Condominiummedian $1,745,000	$1,500/ft²	n = 42

Buyers: Where does a price sit?

Placed on the published percentiles for 43 caveats in Punggol Field (12 months).

Price

Floor area in ft²

S$1,560,000 for 1,043 ft² is around the 48th percentile of the 43 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,500 per square foot, over 43 caveats (12 months).

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

Floor area in ft²

S$1,560,000

middle 60% of caveats: S$1,490,000 to S$1,640,000 for that size · 43 caveats, 12 months

Private sales by project in Punggol Field

4 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 Field, last 12 months
	Tenure				New sale S$/ft²
River IslesEdgedale Plains	99 yrs lease commencing from 2012	26	$1,790,000	$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
Flo ResidencePunggol Field Walk	99 yrs lease commencing from 2011	17	$1,450,000	$1,470	no launch

Public (HDB) rents in Punggol Field

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

Gross yield, 4-room

6.3%

on 77 years of lease remaining

Median rent, 4-room

$3,100/mo

from 169 approved rentals (12 months)

Median resale price, 4-room

$593,500

from 104 resales (12 months)

Rent by flat type

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

Flat type	Median monthly rent	Gross yield
4-room	$3,100/mo	6.3%
5-room	$3,200/mo	5.9%
Executive	$3,400/mo	too few resales

Private rents in Punggol Field

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

$4,000/mo

middle 50% $3,550–$4,300 · all sizes, 185 contracts (12 months)

Median resale price

$1,560,000

all sizes, 43 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Punggol Field 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	$2,500/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	$4,200/mo	too few lettings and too few resales
100–110 m²	$4,200/mo	too few lettings and too few resales
110–120 m²	$4,475/mo	too few lettings and too few resales
120–130 m²	$4,900/mo	too few lettings and too few resales
130–140 m²	$4,450/mo	too few lettings and too few resales

171 of 185 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 Field over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
2 bedrooms	$3,500/mo	n = 52
3 bedrooms	$4,100/mo	n = 102

154 of 185 contracts are in the rows above. 12 carry no bedroom count and 19 are in sizes with too few lettings to publish.

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 Field", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/punggol-field. 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/neighbourhood/punggol-field">Property prices in Punggol Field - 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/neighbourhoods/punggol-field.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 Field

Median price per ft²The middle resale price per square foot of 281 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 Punggol FieldEvery resale in Punggol Field over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 281 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

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 Field, 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 Field

Median price per ft²

Median price

How private prices are spread in Punggol FieldEvery private resale caveat in Punggol Field 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 Field, 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 Field

Public (HDB) rents in Punggol FieldHDB 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 Punggol FieldURA 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 Field

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 Field

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Punggol Field

Private rents in Punggol Field

Rent by unit size

Rent by bedrooms

Nearby areas