Punggol Logged 7 Million-Dollar Resales In 2Q2026 — Even As Its Median Price Fell To S$665,000

Punggol's two headline numbers point in different directions this quarter. On a per-square-metre basis, the median is up on the year. On outright price, it is down. Both come from the same set of recorded transactions.

According to HDB resale records published on data.gov.sg, Punggol recorded 390 resales in 2Q2026. The median worked out to S$7,491 psm, with a median price of S$665,000. That is +2.1% on psm and -1.7% on price against 2Q2025, when 403 flats changed hands. Island-wide, the HDB resale median psm moved -0.4% over the same year. So Punggol's psm median ran ahead of the national figure, even as its median price slipped. Here is what stood out to us when we walked through the eight quarters of data behind those two lines.

The town's median psm is up 6.4% across eight quarters, but it has not moved in a straight line

The series starts in 3Q2024, when Punggol's median stood at S$7,043 psm on 588 sales. Since then the median psm has moved +6.4%. That is the long view, and it is a clean upward one.

The quarter-by-quarter path is bumpier. The median climbed to S$7,522 psm in 3Q2025, then eased to S$7,391 psm in 4Q2025. It picked up again to S$7,529 psm in 1Q2026, the highest reading in the series. In 2Q2026 it sat at S$7,491 psm, a small step down q-o-q.

Sales volume swings just as much. The 588 transactions in 3Q2024 compare with 305 in 4Q2025. Medians drawn from smaller quarters carry more noise, and the mix of flat types and blocks changes with them. The chart below tracks the median psm with the count behind each point.

Seven flats crossed S$1 million in Punggol this quarter, the most in the eight quarters we track

The million-dollar column in the table above is the line that moved most. Punggol recorded 7 resales at S$1 million or more in 2Q2026. A year earlier, in 2Q2025, there were 3. In 1Q2026 there were 4.

Three of the eight quarters recorded none at all: 4Q2024, 1Q2025 and 4Q2025. 3Q2024 had 2, and 3Q2025 had 1. So the count has gone from zero to seven within the span of the series.

These are small numbers against a quarter of 390 sales. Seven transactions cannot shift a town median on their own. What they do show is that the top of Punggol's price range is now being tested more often than in any earlier quarter here. The data does not tell us whether that reflects more high-floor, larger units reaching the market, or higher prices for the same kind of stock.

Every flat type posted a higher median price than a year ago, even though the town median fell

This is the part worth sitting with. The town-wide median price is -1.7% on the year. Yet each of the five flat types recorded a higher median price than in 2Q2025.

Two-room flats lead on change, at S$402,000, up 3.9%, on 33 sales. Executive flats are up 3.5% to S$848,888, but on only 7 sales, so that figure rests on a very thin base. Five-room flats are up 2.8% to S$780,000 across 105 sales. Three-room flats moved +0.7% to S$546,500. Four-room flats, the largest group at 199 sales, came in at S$680,000, or +0.1%.

Psm runs the other way down the size ladder. Two-room flats have the highest median at S$8,723 psm, and executive flats the lowest at S$6,538 psm. A town median price therefore depends heavily on which flat types transacted. The table below sets out the breakdown.

Northshore Drive accounts for four of the quarter's five highest recorded prices

The quarter's top price was S$1,220,000. That was a 5-room flat at Blk 268D Punggol Field, 149 sqm, on the 16 to 18 storey range, with 86 years of lease left. On a per-area basis it worked out to S$8,188 psm.

The next four all sit on Northshore Drive. Blk 422A recorded S$1,100,000 at S$9,483 psm, and Blk 415B appears twice, at S$1,088,000 and S$1,080,000. Blk 422B rounds out the list at S$1,010,000, or S$8,938 psm. Their leases run 94 to 95 years, against 86 for the Punggol Field flat.

So the highest price in the town was not the highest psm. The Punggol Field unit is larger at 149 sqm, while the Northshore Drive flats range from 113 sqm to 116 sqm. All five are 5-room flats, and all five transacted on the 10th floor or above. These are indicative figures from recorded transactions, not valuations of any home.

A few things stay open. The -1.7% on median price sits beside gains in every flat type, so mix is doing some of the work here. Whether that holds is a question for the next quarter's records. The other line to watch is the million-dollar count. Seven is the highest in this series, but three of the eight quarters recorded none. One more quarter will show whether that count settles higher or falls back. Volume matters too: 390 sales in 2Q2026 against 588 in 3Q2024.

We keep coming back to the same point with town-level data. A single median, taken alone, rarely tells you much. Punggol's psm median is up on the year while its price median is down, and both readings are correct. The value sits in reading the eight quarters together, and in checking which flats actually transacted. That is the level at which these numbers start to mean something.

Method: HDB resale records grouped by town and by the quarter of the sale month. Medians are of price and of price per square metre. Flat types with fewer than five sales in the quarter are omitted from the breakdown. Lease left is rounded to whole years as at the sale. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.