HDB Records
Punggol 5-room hits $1.47M. but 4-rooms still dominate million-dollar sales
Feb 13, 2026
A 5-room flat at 306D Punggol Drive just sold for $1.47 million. a new record for the town. But the real story is buried in the 2025 data: 4-room flats (664 units) outsold 5-rooms (557 units) in the million-dollar club last year. If you own a prime 4-room in a mature estate, your upgrade power is closer to this headline than you might think.
The record sale
| Detail | Value |
|---|---|
| Address | 306D Punggol Drive |
| Flat type | 5-room |
| Sale price | $1,470,000 |
| Reason for premium | Top floor, long lease, near MRT |
| Punggol flats >$1M in 2026 | 3 (as of Feb) |
4-rooms now lead the million-dollar club
In 2025, 4-room flats made up the largest share of million-dollar HDB transactions. for the first time ever. The shift shows that it's no longer just rare large flats hitting these prices. Everyday 4-rooms in the right locations are getting there too.
| Flat type | Million-$ sales in 2025 | Top locations |
|---|---|---|
| 4-room | 664 | Toa Payoh, Bukit Merah, Queenstown |
| 5-room | 557 | Bishan, Ang Mo Kio, Clementi |
| 3-room | 180+ | Central mature estates |
Upgrade math: what a $1M+ 4-room gets you
Selling a prime 4-room for $1M–$1.1M gives you meaningful upgrade power. Here's a rough breakdown at $1M sale price:
| Item | Estimate |
|---|---|
| HDB sale proceeds | $1,000,000 |
| Less: outstanding HDB loan | −$200,000 |
| Less: CPF refund (principal + 2.5% interest) | −$300,000 |
| Net cash proceeds | ~$500,000 |
| Add: bank loan at 75% LTV on $1.5M condo | $1,125,000 |
| Total condo budget | ~$1.5–1.6M |
Numbers are estimates. CPF refund and loan figures vary by individual. Use the affordability calculator with your actual numbers.
What this means
The Punggol record is a headline, but the more significant trend is the rise of million-dollar 4-rooms. Mature estate 4-room owners in Toa Payoh, Bukit Merah, and Queenstown are sitting on upgrade budgets they may not have fully counted on.
At $1.6M total budget, you're looking at OCR resale condos comfortably, some RCR resale 1–2 bedders, or an EC with room to spare.
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