In a recent article, we covered HDB projects reaching their Minimum Occupation Period (MOP) this year and next, including those within a 10-minute walk to nearby LRT and MRT stations. If you haven’t read it yet, it’s worth checking out. What stood out most is that Punggol has one of the highest numbers of MOP flats among HDB towns in 2025.
For those of you considering a move to Punggol, we’re diving into the locational benefits, HDB pricing trends, and more to help you decide.
Table of contents
Breaking it down – MOP HDB units by town and flat type
Here are the total number of units reaching MOP in 2025:
| Project | Estate | MOP | Number of Units | Room types available |
| Tampines GreenBloom | Tampines | 2025/2026* | 223 | 4-room, 5-room, 3Gen |
| Clementi Crest | Clementi | 2025 | 385 | 4-room, 5-room |
| Northshore Residences I | Punggol | 2025 | 588 | 2-room, 3-room, 4-room, 5-room |
| Bedok North Vale | Bedok | 2025 | 215 | 2-room flexi, 3-room |
| Valley Spring @ Yishun | Yishun | 2025 | 824 | 2-room flexi, 3-room, 4-room |
| Northshore Residences II | Punggol | 2025 | 814 | 2-room, 3-room, 4-room, 5-room |
| West Plains @ Bukit Batok | Bukit Batok | 2025 | 1,433 | 2-room Flexi, 3-, 4-, 5-room flats |
| Bedok North Woods | Bedok | 2025 | 357 | 3-room, 4-room |
| Tampines GreenFlora | Tampines | 2025 | 319 | 4-room, 5-room, 3Gen |
| Ang Mo Kio Court | Ang Mo Kio | 2025 | 590 | 2-room Flexi, 4-room, 5-room, 3Gen |
| SkyParc @ Dawson | Queenstown | 2025 | 810 | 2-room, 3-room, 4-room, 5-room |
| Northshore StraitsView | Punggol | 2025/2026 * | 393 | 2-room Flexi, 3-room, 4-room, 5-room |
| Teck Whye Vista | Choa Chu Kang | 2025 | 126 | 2-room Flexi |
| Alkaff CourtView | Toa Payoh | 2025 | 1,258 | 2-room Flexi, 3-, 4-room |
*Some blocks in these projects completed their Temporary Occupation Permit (TOP) in different months. This means that not all units will reach their MOP this year.Â
Spanning different estates, several HDB projects are reaching MOP in 2025. Among them, Punggol stands out with the highest number of units:
- Punggol: 1,765 units
- Bukit Batok: 1,433 units
- Toa Payoh: 1,258 units
In Punggol, three major projects are reaching MOP: Northshore Residences I, Northshore Residences II, and Northshore StraitsView.Â
These projects collectively contribute a mix of 2-room, 3-room, 4-room, and 5-room flats. The majority of available units are 4-room (707 units) and 3-room (605 units), catering to a diverse range of buyers, from singles and couples to growing families. This variety truly makes it easier for you to find the perfect fit for your lifestyle.
Are Northshore Residences I & II and Northshore StraitsView worth it?
We’ve already explored the locations of these three projects, and it’s worth noting that they are all conveniently situated within walking distance to LRT stations. Additionally, Northshore Primary School and other schools, like Punggol Cove Primary and Edgefield Primary, are located within 1 to 2 km. This proximity makes these projects particularly appealing for families, as it allows for easy access to quality education for your children.
However, it’s important to consider a potential downside. Since these projects are only accessible by LRT, they are a bit further from the city centres. If being close to the hustle and bustle of city life is a non-negotiable for you, it might be wise to think twice about these options. On the other hand, if you value privacy and appreciate a greener environment, you’ll find plenty to love here.
An added bonus, especially for Northshore StraitsView, is the opportunity to enjoy stunning seafront views at a fraction of the price compared to more central areas. With a higher number of units reaching MOP, you might not face much competition when it comes to price, which is certainly a plus for potential buyers.
Now, let’s take a step back and consider Punggol as a whole. For those of you contemplating a move to this town, what can you expect? What amenities and lifestyle options are available?Â
Should you choose Punggol?
Punggol has earned a reputation as a vibrant, family-friendly town that combines modern amenities with easy MRT access. This makes it a competitive market for sellers and a compelling choice for potential homeowners. However, moving to a new town is a significant decision. If you’re seriously considering Punggol, here are some attractive features that might help you make up your mind:
Smart living
Punggol is designed as a smart town, seamlessly integrating residential areas, a business park, a university campus, and community facilities. With smart features like intelligent lighting and enhanced energy monitoring, living here can feel more efficient and convenient. The Punggol Digital District (PDD) serves as a hub for innovation, turning the town into a living lab for cybersecurity and smart living solutions.
Read more about the Punggol Digital District (PDD) here:Â Punggol Digital District: The New Hotspot for Home Seekers!
Educational and technological hub
Beyond being a residential area, Punggol is emerging as an educational and technological center. The Singapore Institute of Technology (SIT) has established its new centralised campus at 1 Punggol Coast Road, right next to the Punggol Coast MRT station. This campus brings together all SIT departments for the first time, fostering collaboration between academia and industry, particularly with its integration into the PDD.
Connectivity
Getting around is easy thanks to the Punggol Coast MRT Station, which simplifies travel within the city. Plus, the station offers 1,212 bicycle parking spots, making it easy for cycling enthusiasts to enjoy their rides.
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Waterfront living and recreation
Punggol is beautifully designed as a waterfront town, highlighted by the impressive 4.2 km-long Punggol Waterway, which is the longest man-made canal in Singapore. This picturesque setting includes stepped courtyards in waterfront housing and a charming promenade along the northern seafront, making it ideal for leisurely strolls.Â
For all you outdoor enthusiasts, this means there’s a wealth of recreational activities to enjoy, from kayaking and canoeing along the waterways to jogging by the river at sunset and cycling on well-planned paths.
Nature lovers will also find plenty to appreciate in Punggol, with numerous parks such as the scenic Coney Island Park and green links that connect to other nearby parks. These natural spaces offer a serene environment to unwind and connect with nature.Â
Now that we’re done looking at the location, what about the prices of HDB units in Punggol?
HDB price trends in Punggol – What are you buying into?
As we explore HDB price trends in Punggol, it’s important to note that we’re omitting figures from 2025, as the year has just begun and those numbers might not provide a clear picture. Instead, let’s look at the data from the past four years to get a better understanding of the market.
According to 99.co’s Researcher tool, Punggol saw a notable increase in HDB prices over the years. From 2020 to 2021, there was a 9.05% rise. This upward trend continued into 2022, with prices climbing by 9.32%. However, the following year saw a significant drop of 5.65% from 2022 to 2023. The market rebounded from 2023 to 2024 with an average price growth of 8.35%.Â
Most of the HDB resale units that changed hands last year were 4-room flats, followed closely by 5-room units. This trend indicates that buyers are actively seeking larger living spaces and are willing to pay a premium for them. By the end of 2024, the average price for a unit in Punggol was about S$642k, with slightly higher prices of around S$648k for HDBs sold near the Punggol Coast MRT station.
Breaking down the average prices per unit type in 2024 reveals the following:
| Unit type | Average prices in 2024 |
| 2-room units | S$355k |
| 3-room units | S$503k |
| 4-room units | S$643k |
| 5-room units | S$728k |
Currently, on 99.co, there are 292 listings for 3-room units in Punggol, with the lowest price starting at S$560k. For 4-room HDB resale units, only seven listings are available, starting at S$680k. On the other hand, there is just one 5-room listing, priced at S$980k. You may notice that these lowest prices are already slightly higher than the averages recorded in 2024, particularly for the 5-room units.
While prices are on the rise, potential buyers can take comfort in the fact that there have only been 6 million-dollar sales in the estate so far. Among these, the highest transaction came through last year when a 5-room loft flat at 269A Punggol Field sold for S$1,228,000.Â
Here are those 6 million-dollar sales:
| Date | Address | Block | Size (sqft) | Price | Price (psf) |
| 07/2024 | 269A Punggol Field | 269A | 1,604 | S$1.228 M | S$765 |
| 08/2024 | 267B Punggol Field | 267B | 1,604 | S$1.224 M | S$763 |
| 01/2023 | 268B Punggol Field | 268B | 1,604 | S$1.22 M | S$760 |
| 09/2022 | 268C Punggol Field | 268C | 1,604 | S$1.198 M | S$746 |
| 09/2023 | 270C Punggol Field | 270C | 1,604 | S$1.15 M | S$716 |
| 01/2024 | 267A Punggol Field | 267A | 1,604 | S$1.101 M | S$686 |
All 6 of these sales are from the same all-time high (ATH) project in Punggol Fields.Â
Their higher price tags are likely attributed to their status as premium apartment lofts, which offer unique layouts, high ceilings, and larger living spaces – features that are highly sought after in the resale market. Additionally, this project was completed in 2013, meaning buyers still have approximately 87 years left on the lease, making it a relatively young development with long-term value.
While these million-dollar transactions may not significantly drive up prices for regular units, the ongoing development of the PDD could influence nearby property values. The first phase of the PDD began opening progressively from the third quarter of 2024, and its impact on the market may become more apparent this year.
With prices trending upward, now could be the right time to make a move if you’re considering a property in Punggol. The market is evolving, and acting early could turn out to be a smart investment for the future.
Are you considering moving to or investing in Punggol? Let us know in the comments section below.Â
About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
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