HDB flats (public housing)Singapore Property Market

How Do Punggol HDB Resale Prices and Rents Compare?

Punggol HDB resale and rent medians for the 12 months to September 2026, the flats still in their minimum occupation period, and District 19 condo prices.

By PropwiseUpdated 17 October 20266 min read

A 4-room flat in Punggol sold for a median S$680,000 in the 12 months to September 2026. That is S$50,000, or 7.9%, above the island median of S$630,000, but the Punggol median rose only 1.2% on the 12 months before. Punggol is also a young town: 257 of its 1,639 resales in the window were flats with a lease start of 2021 or later.

What Punggol flats sell and rent for

The table is a Propwise calculation from the HDB resale dataset and the HDB rental dataset on data.gov.sg (Singapore Open Data Licence), for Oct 2025–Sep 2026. Resales count by registration month and rents by approval month.

PunggolResalesMedian priceChangeRentalsMedian rentChange
2-room121S$398,000+4.7%129S$2,350+2.2%
3-room181S$545,000+1.9%167S$2,850+1.8%
4-room848S$680,000+1.2%704S$3,250+1.6%
5-room465S$780,000+5.5%721S$3,3000.0%
Executive24*S$832,500+2.8%44S$3,475−1.8%
Twelve months to September 2026. Change is against the 12 months before. Medians of HDB resale registrations and renting-out approvals, calculated by Propwise from HDB data on data.gov.sg. Rents are declared by owners and not verified by HDB. * Fewer than 30 cases: the median is indicative only.

The 4-room median rent was S$3,250 a month across 704 approvals, 1.6% up on the 12 months before. Punggol logged 1,765 rental approvals against 1,639 resales. Rental approvals are not a count of different flats.

Punggol 4-room median rentMedian monthly rent in S$ declared in renting-out approvals for 4-room flats, from January 2021.
Punggol 4-room median rent. A line shows the monthly median rent of 4-room flats in Punggol since 2021.S$2kS$3kS$3kS$4k202120222023202420252026S$3,250Punggol 4-room median rent. A line shows the monthly median rent of 4-room flats in Punggol since 2021.S$2kS$3kS$3kS$4k202120222023202420252026

Latest: Rent S$3,250 (Sep 2026).

Rents are declared by owners and are not verified by HDB. Months with fewer than 3 approvals are left out.

Table view
PeriodPunggol 4-room rent
Sep 2026S$3,250
Aug 2026S$3,250
Jul 2026S$3,250
Jun 2026S$3,200
May 2026S$3,300
Apr 2026S$3,300
Mar 2026S$3,200
Feb 2026S$3,300
Jan 2026S$3,225
Dec 2025S$3,200
Nov 2025S$3,200
Oct 2025S$3,300
Sep 2025S$3,300
Aug 2025S$3,175
Jul 2025S$3,200
Jun 2025S$3,250
May 2025S$3,300
Apr 2025S$3,200
Mar 2025S$3,200
Feb 2025S$3,200
Jan 2025S$3,300
Dec 2024S$3,200
Nov 2024S$3,200
Oct 2024S$3,200
Sep 2024S$3,275
Aug 2024S$3,200
Jul 2024S$3,200
Jun 2024S$3,200
May 2024S$3,200
Apr 2024S$3,300
Mar 2024S$3,200
Feb 2024S$3,300
Jan 2024S$3,300
Dec 2023S$3,000
Nov 2023S$3,300
Oct 2023S$3,300
Sep 2023S$3,300
Aug 2023S$3,375
Jul 2023S$3,500
Jun 2023S$3,400
May 2023S$3,300
Apr 2023S$3,200
Mar 2023S$3,300
Feb 2023S$3,300
Jan 2023S$3,100
Dec 2022S$3,300
Nov 2022S$2,775
Oct 2022S$2,925
Sep 2022S$3,150
Aug 2022S$2,700
Jul 2022S$2,700
Jun 2022S$2,700
May 2022S$2,200
Apr 2022S$2,400
Mar 2022S$2,325
Feb 2022S$2,200
Jan 2022S$2,300
Dec 2021S$2,175
Nov 2021S$2,100
Oct 2021S$2,150
Sep 2021S$2,200
Aug 2021S$2,000
Jul 2021S$2,000
Jun 2021S$2,025
May 2021S$2,000
Apr 2021S$2,000
Mar 2021S$2,000
Feb 2021S$2,000
Jan 2021S$2,000

Source: HDB (via data.gov.sg). Data to Sep 2026.

How Punggol compares with every other HDB town:

Punggol 4-room flats: 9th for price, 19th for rent, of 25 and 26 ranked towns

4-room resale price

Median price, high to low. Punggol is 9th of 25.

  1. 1QueenstownS$1,028,000
  2. 2Toa PayohS$1,000,000
  3. 3Bukit MerahS$935,000
  4. 4Kallang/WhampoaS$905,000
  5. 5Central AreaS$870,000
  6. 6ClementiS$821,500
  7. 7BishanS$788,000
  8. 8GeylangS$740,000
  9. 9PunggolS$680,000
  10. 10TampinesS$665,000
  11. 11SerangoonS$660,000
  12. 12Marine ParadeS$645,000
  13. 13SengkangS$640,000
  14. 14Pasir RisS$635,000
  15. 15Bukit BatokS$630,000
  16. 16HougangS$618,888
  17. 17Ang Mo KioS$615,000
  18. 18SembawangS$600,000
  19. 19BedokS$593,000
  20. 20Bukit PanjangS$570,000
  21. 21Choa Chu KangS$555,000
  22. 22WoodlandsS$550,000
  23. 23YishunS$550,000
  24. 24Jurong EastS$548,000
  25. 25Jurong WestS$535,000

Island median: S$630,000

Not ranked (fewer than 30 cases): Bukit Timah.

4-room monthly rent

Median rent, high to low. Punggol is 19th of 26.

  1. 1Central AreaS$4,450
  2. 2QueenstownS$4,150
  3. 3ClementiS$4,000
  4. 4Bukit MerahS$3,900
  5. 5Kallang/WhampoaS$3,800
  6. 6Bukit TimahS$3,700
  7. 7Toa PayohS$3,700
  8. 8BishanS$3,650
  9. 9GeylangS$3,600
  10. 10Jurong EastS$3,500
  11. 11Jurong WestS$3,500
  12. 12Marine ParadeS$3,500
  13. 13Ang Mo KioS$3,400
  14. 14SerangoonS$3,400
  15. 15TampinesS$3,400
  16. 16BedokS$3,380
  17. 17Pasir RisS$3,325
  18. 18Bukit BatokS$3,300
  19. 19PunggolS$3,250
  20. 20HougangS$3,200
  21. 21SengkangS$3,200
  22. 22Choa Chu KangS$3,100
  23. 23SembawangS$3,100
  24. 24WoodlandsS$3,100
  25. 25YishunS$3,100
  26. 26Bukit PanjangS$3,000

Island median: S$3,300

Twelve months to September 2026. Bars start above zero so that gaps show; compare the figures, not the bar lengths. Medians of HDB resale registrations and renting-out approvals, calculated by Propwise from HDB data on data.gov.sg. Rents are declared by owners and not verified by HDB.

Punggol against the island

Punggol 4-room resale price against the islandMedian resale price in S$ for 4-room flats, by registration month, from January 2017.
  • Punggol
  • Island
Punggol 4-room resale price against the island. Two lines compare the monthly median resale price of 4-room flats in Punggol with the island median since 2017.S$350kS$400kS$450kS$500kS$550kS$600kS$650kS$700k20182020202220242026Punggol S$675,000Island S$635,000Punggol 4-room resale price against the island. Two lines compare the monthly median resale price of 4-room flats in Punggol with the island median since 2017.S$350kS$400kS$450kS$500kS$550kS$600kS$650kS$700k20182020202220242026

Latest: Punggol S$675,000 (Oct 2026); Island S$635,000 (Oct 2026).

Medians are Propwise calculations from HDB's resale transaction file. Months with fewer than 3 resales are left out. The median moves with the mix of flats sold.

Table view
PeriodPunggolIsland
Oct 2026S$675,000S$635,000
Sep 2026S$682,500S$628,000
Aug 2026S$680,000S$628,000
Jul 2026S$681,944S$625,000
Jun 2026S$669,000S$620,944
May 2026S$690,000S$630,000
Apr 2026S$674,000S$638,000
Mar 2026S$660,000S$633,500
Feb 2026S$680,000S$620,000
Jan 2026S$700,000S$625,000
Dec 2025S$678,000S$631,000
Nov 2025S$685,000S$625,888
Oct 2025S$699,999S$625,000
Sep 2025S$690,944S$640,000
Aug 2025S$698,000S$627,000
Jul 2025S$680,000S$625,000
Jun 2025S$671,444S$635,000
May 2025S$685,000S$630,000
Apr 2025S$680,000S$630,888
Mar 2025S$666,500S$628,000
Feb 2025S$668,000S$623,800
Jan 2025S$668,000S$618,000
Dec 2024S$666,500S$620,000
Nov 2024S$665,000S$603,500
Oct 2024S$655,888S$618,944
Sep 2024S$645,168S$610,000
Aug 2024S$647,500S$595,000
Jul 2024S$648,888S$600,000
Jun 2024S$637,500S$590,000
May 2024S$618,000S$580,000
Apr 2024S$622,000S$569,444
Mar 2024S$633,000S$570,000
Feb 2024S$638,000S$570,000
Jan 2024S$630,000S$565,000
Dec 2023S$610,000S$564,000
Nov 2023S$610,000S$560,000
Oct 2023S$603,500S$558,000
Sep 2023S$600,000S$555,000
Aug 2023S$610,000S$559,444
Jul 2023S$588,000S$550,000
Jun 2023S$599,944S$545,000
May 2023S$590,000S$550,000
Apr 2023S$580,000S$540,000
Mar 2023S$582,444S$544,400
Feb 2023S$585,000S$535,000
Jan 2023S$580,444S$530,000
Dec 2022S$580,000S$530,000
Nov 2022S$573,500S$530,000
Oct 2022S$575,888S$530,000
Sep 2022S$565,000S$523,888
Aug 2022S$550,000S$515,000
Jul 2022S$550,000S$520,000
Jun 2022S$548,444S$510,000
May 2022S$550,000S$510,044
Apr 2022S$550,000S$503,000
Mar 2022S$525,000S$500,000
Feb 2022S$520,000S$485,000
Jan 2022S$515,080S$490,000
Dec 2021S$522,000S$490,000
Nov 2021S$520,000S$488,000
Oct 2021S$508,888S$488,000
Sep 2021S$500,000S$480,000
Aug 2021S$500,000S$475,500
Jul 2021S$485,000S$468,000
Jun 2021S$491,000S$470,000
May 2021S$488,888S$470,000
Apr 2021S$488,000S$460,000
Mar 2021S$480,888S$455,000
Feb 2021S$475,000S$448,000
Jan 2021S$480,000S$448,000
Dec 2020S$476,750S$440,000
Nov 2020S$473,888S$430,000
Oct 2020S$478,000S$436,000
Sep 2020S$468,444S$420,000
Aug 2020S$465,000S$418,000
Jul 2020S$460,500S$410,000
Jun 2020S$455,000S$409,000
May 2020S$466,500S$422,000
Apr 2020S$470,500S$410,000
Mar 2020S$469,000S$410,000
Feb 2020S$450,000S$400,000
Jan 2020S$458,444S$395,000
Dec 2019S$469,000S$405,000
Nov 2019S$474,000S$405,000
Oct 2019S$450,000S$400,000
Sep 2019S$460,000S$397,000
Aug 2019S$460,000S$400,000
Jul 2019S$458,000S$400,000
Jun 2019S$466,500S$400,000
May 2019S$459,000S$395,000
Apr 2019S$453,500S$398,500
Mar 2019S$467,000S$400,000
Feb 2019S$450,000S$393,888
Jan 2019S$453,944S$395,000
Dec 2018S$455,000S$395,000
Nov 2018S$440,000S$395,000
Oct 2018S$460,000S$396,000
Sep 2018S$452,500S$400,000
Aug 2018S$450,000S$400,000
Jul 2018S$448,444S$405,000
Jun 2018S$437,888S$405,000
May 2018S$450,000S$400,000
Apr 2018S$435,000S$405,000
Mar 2018S$438,444S$410,000
Feb 2018S$445,000S$400,000
Jan 2018S$453,500S$410,000
Dec 2017S$444,888S$405,000
Nov 2017S$437,000S$407,000
Oct 2017S$445,000S$400,000
Sep 2017S$435,000S$410,000
Aug 2017S$445,000S$414,000
Jul 2017S$430,000S$400,004
Jun 2017S$439,888S$408,000
May 2017S$450,000S$408,000
Apr 2017S$440,000S$400,000
Mar 2017S$455,688S$418,000
Feb 2017S$455,000S$408,000
Jan 2017S$439,994S$410,000

Source: HDB (via data.gov.sg). Data to Oct 2026.

  • 3-room: S$545,000, against S$440,000 islandwide.
  • 4-room: S$680,000, against S$630,000.
  • 5-room: S$780,000, against S$740,000.

The island 4-room rent is S$3,300. A year of rent divided by the median price gives 5.7% for Punggol and 6.3% for the island (Propwise calculation). This is a rough ratio of two medians, not a rental yield.

The 4-room median has risen every year, but the pace has slowed:

12 months to SeptemberPunggol 4-room medianResalesIsland 4-room median
2024S$630,0001,031S$578,000
2025S$672,000827S$625,000
2026S$680,000848S$630,000

A single month can mislead: the Punggol 4-room median was S$675,000 in Oct 2026, a flash estimate, against S$682,500 the month before.

Flats still inside their minimum occupation period

HDB describes the minimum occupation period (MOP) as the period you must physically reside in your flat. Owners generally cannot sell on the open market until it ends, so flats still inside it are largely absent from the resale figures above.

Propwise counted Punggol flats that HDB lists as sold, not rental, in HDB’s property information file (6 October 2026). The MOP year is the block’s completion year plus 5, which is a proxy:

MOP year (proxy)Flats
20263,222
20272,672
20281,607
20293,866
2030194

That is 11,561 flats, or 19.0% of the 60,996 flats HDB lists as sold in Punggol. Of these, 8,339 (13.7%) were completed in 2022 or later and reach the proxy date in 2027 or later.

The resale data shows the wave arriving. In HDB’s files the lease start year runs about a year after the completion year: the median lease start of Punggol blocks completed in 2021 is 2022. Resales of flats with a 2021 lease start rose from 8 in October 2025 to 25 in September 2026. Resales with a 2022 lease start first appeared in May 2026 and reached 14 by September. Almost all are on Northshore Drive. That fits the waves reaching their MOP, but the data does not prove it. A block’s completion year is not each flat’s key collection date, so treat the MOP years as estimates.

Newer flats sell for more. Punggol 4-room flats with a lease start of 2020 or later had 126 resales at a median S$735,444. Older 4-room flats in the window had a median S$675,000 to S$700,000 (2010 to 2019 starts) and S$585,000 (2000 to 2009).

The condos next door

Punggol has no condo series of its own. URA’s list of postal districts names postal district 19 as Serangoon Garden, Hougang and Punggol (postal sectors 53, 54, 55 and 82). The street names on its caveats in our data also include Kovan and Sengkang. To isolate Punggol, we kept caveats on streets named Punggol: Punggol Central, Punggol Walk and Punggol Field Walk. We left out streets without the name, such as Edgedale Plains (151 caveats), so the Punggol count may be low. Figures are Propwise medians of URA private resale caveats (non-landed, no ECs) from the URA Data Service, not the URA index.

QuarterDistrict 19 caveatsDistrict 19 median psfPunggol-street caveatsPunggol-street median psf
Q3 2025390S$1,679.324*S$1,651.3
Q4 2025338S$1,678.927*S$1,645.2
Q1 2026308S$1,671.836S$1,657.2
Q2 2026385S$1,711.435S$1,657.1

* Fewer than 30 caveats. As at Q2 2026, district 19 sat 4.5% below the island median of S$1,792.7 per sq ft for private non-landed resales, and was up 3.6% on Q2 2025. All 720 Punggol-street caveats since September 2021 are 99-year leases. Q3 2026 is provisional, so the table stops at Q2.

What is coming

LTA’s Cross Island Line page, last updated 4 August 2026, says the CRL-Punggol Extension is expected in 2032. Its four stations are Pasir Ris, Elias, Riviera and Punggol. Treat 2032 as a target. We could not open an official Punggol Digital District page today, so we leave it out.

The CRL-Punggol Extension: four stations from Pasir Ris to PunggolLTA gives 2032 as the expected opening year.
Pasir RisCR5East-West LineEliasCP2RivieraCP3Riviera LRTPunggolCP4North-East Line

Schematic, not to scale. Large dots are interchanges. The red dot marks Punggol. Pasir Ris (CR5) is the last station of Cross Island Line Phase 1. Source: LTA, Cross Island Line (last updated 4 August 2026). The 2032 date is a target.

What is behind Punggol’s premium and slow growth

The data shows a town that costs more than the island but is not pulling away. Four forces help explain that. Island-wide forces such as new BTO supply and a soft job market also apply (see our guide to the HDB Resale Price Index).

1. Newer flats with long leases (measured fact). Punggol has no flats completed before 1990. A Propwise calculation from HDB’s property information file puts 47.1% of the flats HDB lists as sold in Punggol at completion in 2015 or later. The price table above shows the effect: the newest 4-room flats sell for more than older ones. Mix also moved: by a Propwise calculation from HDB’s resale data, 4-room flats with a 2015 or later lease start were 45.1% of Punggol 4-room resales in the year to September 2025 and 54.4% in the year to September 2026, which lifts the median. Part of the town premium is therefore a lease premium.

2. A wave of flats reaching MOP (measured fact, with mixed views). EdgeProp reported on 24 July 2026 that 3,222 Punggol flats reach MOP in 2026, 23.9% of the island total. In an article of 24 August 2026, Stacked Homes’ Ryan Ong said owners in the Northshore projects, which total 2,883 flats, may find it hard to hold ambitious asking prices if many list at once. Huttons’ Lee Sze Teck takes the other side for the best units: he said waterfront flats at Waterfront I and II @ Northshore are prime candidates for the million-dollar tier (same EdgeProp report). Punggol had 7 million-dollar deals in Q2 2026. The data cannot say which view wins.

3. Jobs and transport near home (target and forecast). Punggol Coast station, beside the Singapore Institute of Technology campus, opened on 10 December 2024. JTC says Punggol Digital District is expected to bring about 28,000 jobs closer to residents of Punggol and the north-east. The same MOT speech puts the Cross Island Line extension at 2032 and about 15 minutes by train to Pasir Ris. These are plans, and no source we found measures their effect on resale prices. The 1.2% rise in the 4-room median shows no jump so far.

4. Rental demand (not shown). The 4-room rent rose 1.6%, and the town logged more rental approvals than resales. We found no source that explains this, so we do not offer a cause.

What we could not confirm. ERA’s previews of the June 2026 and October 2026 BTO exercises list no Punggol project. We did not confirm that from HDB’s own launch notices, so we draw no conclusion on new supply.

Limits

  • A 12-month median moves with the mix of flats sold. See our lease guide.
  • Counts below 30 are marked and only a guide.
  • Condo medians move with the projects that sold in the quarter.
  • Neither source describes one block. See our guide to choosing an HDB flat.
punggolhdb resale priceshdb townscondosmop

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