Market Math
Punggol Loft Sells for $1.47M — The Numbers Behind the Record
Feb 16, 2026
The headline: A 5-room Premium Apartment Loft at 306D Punggol Drive just sold for $1.47 million — Punggol's all-time record and the highest price ever for a five-room flat in the town. At $929 psf for 1,582 sqft, this is nearly double the previous Punggol record of $780K. Only 3 five-room flats in Punggol have crossed $1M in 2026.
The sale
| Detail | Value |
|---|---|
| Address | 306D Punggol Drive |
| Flat type | 5-room Premium Apartment Loft |
| Sale price | $1,470,000 |
| Size | 1,582 sqft |
| PSF | $929 |
| Floor | 16th–18th storey |
| Lease remaining | ~85 years |
| Nearby | Punggol MRT, Waterway Point, One Punggol |
Transaction data from HDB resale records via EdgeProp.
Why this is different from a regular 5-room
This is a Premium Apartment Loft — a duplex HDB unit spanning two floors with 1,582 sqft of space. That's 40–50% larger than a standard 5-room flat (~1,100 sqft). These units are rare — most HDB projects don't have them.
The $929 psf is actually comparable to regular Punggol 5-room prices. The headline number is massive because you're buying more square footage, not necessarily paying a premium per sqft.
| Comparison | PAL (this sale) | Regular 5-room |
|---|---|---|
| Size | 1,582 sqft | ~1,100 sqft |
| Price | $1,470,000 | $580K (median) |
| PSF | $929 | ~$527 |
| Layout | Duplex (2 floors) | Single floor |
Punggol million-dollar flats in 2026
48 five-room flats have transacted in Punggol so far in 2026. Prices range from $580,000 to $1.47M. Only 3 units have crossed the $1M mark — all premium or loft units.
For regular (non-loft) 5-room flats, the Punggol record is $780K at Waterway Terraces. That's where most Punggol owners sit — the median is $580K and the realistic range is $510K–$680K.
CPF clawback at $1.47M
If the seller bought this PAL at launch — say $420K for a premium loft 10+ years ago — and used CPF throughout, the refund is substantial.
| Item | Amount |
|---|---|
| Sale price | $1,470,000 |
| CPF principal used (est.) | −$340,000 |
| CPF accrued interest (est.) | −$85,000 |
| Total CPF refund | −$425,000 |
| Loan repayment (if any) | $0 (assumed paid off) |
| Cash in hand | ~$1,045,000 |
| CPF OA (after refund) | ~$425,000 |
Over $1M in cash — serious buying power. With $425K back in CPF OA, this seller can comfortably target a $1.5M–$2M condo without stretching.
What can $1.47M in HDB equity buy?
With ~$1.05M cash and $425K in CPF OA, assuming $18K/month combined household income:
| Target Condo | Down (25%) | Monthly | Income Ratio | Verdict |
|---|---|---|---|---|
| $1.2M | $300K | $4,750 | 26% | Comfortable |
| $1.5M | $375K | $5,940 | 33% | Comfortable |
| $2.0M | $500K | $7,920 | 44% | Tight |
| $2.5M | $625K | $9,900 | 55% | TDSR limit |
The sweet spot is $1.5M–$2.0M — well within TDSR, and the cash position covers down payment with room for renovations and stamp duty.
75% LTV, 25-year tenure, stress-tested at 4% for TDSR. BSD included.
What this means for typical Punggol owners
Don't benchmark your flat against this. This is a 1,582 sqft duplex — most Punggol owners have standard 4-room or 5-room flats. The median Punggol 5-room is $580K, which is a very different number.
But what this sale does signal: Punggol's premium segment is being taken seriously. With 3,800 flats hitting MOP in 2026 and the Cross Island Line coming, demand isn't slowing down. If you're sitting on a standard 5-room in Punggol, the $780K record analysis is more relevant to your upgrade math.
Calculate your exact numbers
Enter your flat value, CPF usage, loan balance, and income. See exactly what you walk away with and what condo you can target.
Run My NumbersRelated
Published Feb 16, 2026. Transaction data from HDB resale records via EdgeProp. CPF estimates are illustrative — check my.cpf.gov.sg for your exact numbers. This is market commentary, not financial advice.
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