Punggol MOP HDB — The Biggest Near-MOP Town in Singapore
Punggol is one of the largest sources of recently MOP HDB resale flats in Singapore, with 38 street clusters and 34,239 units. As a relatively new town built primarily in the 2010s, Punggol offers modern flats with long remaining leases (88-94 years), waterway parks, and improving transport connectivity.
Current Median Prices in Punggol
2 ROOM
$410K
25 recent txns
3 ROOM
$541K
35 recent txns
4 ROOM
$692K
108 recent txns
5 ROOM
$840K
49 recent txns
Punggol 4-room flats are the most actively traded, with a current median price around $687K. This is competitive compared to other newer towns like Sengkang ($640K) and offers good value given Punggol's waterfront setting and ongoing development.
Why Punggol Is Popular
- Waterway lifestyle: My Waterway@Punggol, Waterway Point mall, and the Punggol Waterway Park create a unique living environment not found in other HDB towns.
- Young, growing town: Most flats are under 10 years old, with modern amenities and designs. New developments like Punggol Digital District are adding jobs and amenities.
- Improving connectivity: Punggol MRT (NE17), Punggol Coast MRT (NE18), and the Cross Island Line (under construction) will significantly improve access.
- Affordable entry point: Compared to mature estates like Queenstown or Bishan, Punggol offers newer flats at lower PSF.
All Punggol MOP Clusters
| Street | MOP | Units | MRT | Types |
|---|---|---|---|---|
| Punggol Walk | Est. MOP Reached | 573 | Hougang (748 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Punggol Way | Est. MOP Reached | 856 | Sengkang (347 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Sumang Link | Est. MOP Reached | 682 | Sumang (146 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Edgefield Plains | Est. MOP Reached | 1,016 | Lentor (191 m) | 2 ROOM, 3 ROOM, 4 ROOM |
| Edgedale Plains | Est. MOP Reached | 446 | Coral Edge (1.2 km) | |
| Punggol Way | Est. MOP Reached | 438 | Cheng Lim (428 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Punggol Field | Est. MOP Reached | 572 | Cheng Lim (345 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Punggol Dr | Est. MOP Reached | 2,667 | Lentor (1.7 km) | 3 ROOM, 4 ROOM, 5 ROOM |
| Punggol Walk | Est. MOP Reached | 1,876 | Layar (196 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Edgefield Plains | Est. MOP Reached | 831 | Lentor (748 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Sumang Walk | Est. MOP Reached | 526 | Soo Teck (339 m) | 2 ROOM, 3 ROOM, 4 ROOM |
| Punggol Way | Est. MOP Reached | 1,009 | Kupang (154 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Edgedale Plains | Est. MOP Reached | 1,525 | Kovan (2.0 km) | 3 ROOM, 4 ROOM, 5 ROOM |
| Sumang Walk | Est. MOP Reached | 470 | Soo Teck (414 m) | 4 ROOM, 5 ROOM |
| Sumang Lane | Est. MOP Reached | 504 | Sengkang (454 m) | |
| Sumang Walk | Est. MOP Reached | 430 | Soo Teck (458 m) | |
| Sumang Lane | Est. MOP Reached | 2,973 | Ang Mo Kio (1.1 km) | 2 ROOM, 3 ROOM, 4 ROOM, 5 ROOM |
| Edgedale Plains | Est. MOP Reached | 1,057 | Jelapang (257 m) | 3 ROOM, 4 ROOM, 5 ROOM |
| Sumang Walk | Est. MOP Reached | 570 | Soo Teck (406 m) | 2 ROOM, 3 ROOM |
| Punggol East | Est. MOP Reached | 582 | Springleaf (1.9 km) | 2 ROOM, 3 ROOM, 4 ROOM, 5 ROOM |
| Sumang Walk | Est. MOP Reached | 416 | Khatib (1.2 km) | 3 ROOM, 4 ROOM, 5 ROOM |
| Sumang Walk | Est. MOP Reached | 680 | Springleaf (1.0 km) | 3 ROOM, 4 ROOM, 5 ROOM |
| Northshore Dr | Est. MOP Reached | 1,795 | Thanggam (1.1 km) | 2 ROOM, 3 ROOM, 4 ROOM, 5 ROOM |
| Jln Ayer | Est. MOP Reached | 243 | Yio Chu Kang (665 m) | |
| Punggol Field | Est. MOP Reached | 231 | Sixth Avenue (2.1 km) | |
| Sumang Lane | Est. MOP Reached | 259 | Springleaf (1.8 km) | |
| Northshore Dr | Est. MOP Reached | 2,322 | Soo Teck (854 m) | |
| Punggol East | Est. MOP Reached | 410 | Kadaloor (544 m) | |
| Northshore Dr | Est. MOP ~2027 | 797 | Farmway (117 m) | |
| Clementi Ave 1 | Est. MOP ~2027 | 1,104 | Bright Hill (2.7 km) | |
| Punggol Dr | Est. MOP ~2027 | 189 | Kadaloor (387 m) | |
| Punggol East | Est. MOP ~2027 | 885 | Bright Hill (2.6 km) | |
| Northshore Dr | Est. MOP 2028 | 782 | Lentor (641 m) | |
| Punggol Dr | Est. MOP 2028 | 825 | Tongkang (382 m) | |
| Tampines St 64 | Est. MOP 2028 | 459 | Riviera (660 m) | |
| Northshore Dr | Est. MOP 2029 | 1,703 | Thanggam (1.7 km) | |
| Punggol Way | Est. MOP 2029 | 1,178 | Yio Chu Kang (149 m) | |
| Upp Aljunied Rd | Est. MOP 2030 | 358 | Hougang (698 m) |
Tips for Buying in Punggol
- Check MRT proximity: Clusters near Punggol MRT or the LRT stations command higher prices but offer better convenience. If you drive, clusters further from MRT may offer better value.
- Waterway-facing units: Flats facing the Punggol Waterway tend to sell for a premium. Check the block orientation on Google Maps before viewing.
- Watch the supply: With 20 clusters and 21,000+ units, Punggol has significant MOP supply. This means buyers have bargaining power — don't rush.
- Check the Digital District: Clusters near the upcoming Punggol Digital District (around Punggol Way) may see long-term value appreciation as the area develops.