Punggol this week: #2 town by volume. Zero million-dollar registrations.
What this is: A one-pager an estate agent (or insurance adviser) can WhatsApp to their Punggol database. Swap the name in the sign-off. Do not present it as a valuation.
Period: HDB resale registrations in Punggol, August 2026. Pulled from HDB’s data.gov.sg file on 1 Sep 2026. August can still pick up late registrations.
From: [Your Name], CEA [Rxxxxx] · [Agency] · Punggol
Four numbers
| Aug 2026 | vs Jul 2026 | vs Aug 2025 | |
|---|---|---|---|
| Punggol resale deals | 192 | 189 | 136 |
| Median price | $680,000 | $670,000 | $677,000 |
| Average price | $684,221 | $685,325 | $669,765 |
| $1m+ deals | 0 | 3 | 0 |
Punggol was the #2 town in Singapore by resale volume in August (Tampines 229, Woodlands 184, Sengkang 174). That’s 7.6% of the island’s 2,521 registered resales.
Island backdrop (HDB flash, not town-level): resale prices −0.3% q-o-q in 2Q2026, second straight quarterly fall; island volume 6,268 in 2Q, −10.2% y-o-y.
What actually sold in Punggol (Aug 2026)
| Flat type | Deals | Median | Min – max |
|---|---|---|---|
| 2-room | 8 | $388,000 | $355,000 – $455,000 |
| 3-room | 20 | $540,000 | $490,000 – $630,000 |
| 4-room | 109 | $680,000 | $526,888 – $860,000 |
| 5-room | 50 | $775,000 | $570,000 – $985,000 |
| Executive | 5 | $800,000 | $778,000 – $860,000 |
4-room is the liquid stock: 109 of 192 deals, median $675 psf (sqm × 10.7639). Busiest streets: Northshore Dr (41), Edgefield Plains (22), Punggol Dr (22), Punggol Walk (18), Punggol Ctrl (16).
Northshore is the young stock — 2021/2022 lease commence — not the same building as a 2013 loft on Punggol Field. Ask me for comps on your block.
Lease mix, August: 0 deals had under 60 years remaining; 31 had 60–79 years; 161 had 80+ years.
One deal worth knowing (not a price guide)
Town high this year is not an August deal. In February 2026, a 147 sqm 5-room Premium Apartment Loft at 306D Punggol Drive (16th–18th storey, 2012, 85 years 6 months left) registered at $1,470,000. Same figure is in HDB’s file.
August’s highest was $985,000 — 115 sqm 5-room Improved at 420B Northshore Drive (4th–6th, 2022, 94 years 6 months left). Next: $958,000 at 420A Northshore Drive (19th–21st). July still had three million-dollar registrations, including $1,288,000 for a 149 sqm loft at 268B Punggol Field.
If a seller quotes the $1.47m loft at you, that’s a loft, not a typical 4-room.
What to tell a client this week
Selling in Punggol. Volume is there — #2 town, 192 deals, almost unchanged from July. Do not price a 4-room off $1.47m. August 4-room median was $680,000, and the spread was $527k–$860k. Northshore Dr (41 deals) is not interchangeable with Edgefield or a loft on Punggol Field. August closed with no $1m registrations; the ceiling was a new Northshore 5-room at $985k.
Buying in Punggol. More stock than a year ago (192 vs 136). That is choice, not a crash: median is a shade above Aug 2025. Remaining lease is the easy part here — 161 of 192 August deals had 80+ years left, and none were under 60. Pay for the block and the floor, not a “Punggol average.”
If you advise on cover, not just keys. 192 Punggol households completed a resale last month. That is 192 moments to check fire insurance, mortgage protection, and whether the sum insured still matches the new price.
Sources
1. HDB, Resale flat prices based on registration date from Jan-2017 onwards, data.gov.sg, retrieved 1 Sep 2026. Punggol counts, medians, averages, $1m+ tally, street mix, lease buckets, and the 306D / 420B / 420A / 268B prices above are calculated from this file. https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view 2. HDB flash estimates for 2Q2026 Resale Price Index (−0.3% q-o-q) and island volume (6,268, −10.2% y-o-y), as reported by EdgeProp, 1 Jul 2026. https://www.edgeprop.sg/property-news/resale-flat-prices-fall-second-straight-quarter-down-03-2q2026-hdb-flash-estimates
Not used, on purpose: aggregator “average PSF” pages, guessed rental yields, guessed PDD / MRT price-uplift %. If a figure is not in the HDB file or a named release, it is unknown.
This is a market note, not a CMA and not financial advice. Resale prices are what two parties agreed, for that block, floor, lease and condition.
— [Your Name] · WhatsApp [9xxx xxxx] · Happy to pull 12-month comps for your block this week.