Blk 261B Punggol Way
Completed 2014 · 17 storeys · 64 flats · 89 years 01 month remaining · 30 resale transactions on record · median household income in Punggol: $9,500/mo
17 storeys · completed 2014
What the record shows
A 4-room here sold for $700,000 in May 2026. The same flat type in this block averaged $479,315 in 2020 - a gain of $220,685 - about $101 a day while the owner slept.
This block crosses 60 years remaining in 2055 - the line where CPF usage rules begin tightening for buyers.
A 5-room on Punggol Way has already fetched $952,000 - 95% of the way to a million-dollar flat.
Across Punggol, roughly 6,700 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Punggol median | Gross yield | Rented |
|---|---|---|---|---|---|
| 5-ROOM | $3,800/mo | $3,800–$3,800 | $3,300/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Punggol · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 17 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 07 to 09 | 93 | $700,000 | $699 | 89y 01m |
| Jan 2025 | 5 ROOM | 10 to 12 | 113 | $805,000 | $662 | 90y 06m |
| Jan 2025 | 4 ROOM | 16 to 18 | 93 | $703,000 | $702 | 90y 06m |
| Oct 2024 | 4 ROOM | 10 to 12 | 93 | $650,088 | $649 | 90y 11m |
| Jul 2024 | 5 ROOM | 04 to 06 | 113 | $845,000 | $695 | 91y |
| Apr 2024 | 5 ROOM | 10 to 12 | 113 | $770,000 | $633 | 91y 02m |
| Feb 2024 | 4 ROOM | 10 to 12 | 93 | $650,000 | $649 | 91y 05m |
| Dec 2023 | 4 ROOM | 13 to 15 | 93 | $648,888 | $648 | 91y 07m |
| Aug 2023 | 4 ROOM | 10 to 12 | 93 | $630,000 | $629 | 91y 10m |
| May 2023 | 4 ROOM | 10 to 12 | 93 | $600,000 | $599 | 92y 02m |
| Jan 2023 | 5 ROOM | 07 to 09 | 113 | $710,000 | $584 | 92y 06m |
| Nov 2022 | 5 ROOM | 13 to 15 | 113 | $730,000 | $600 | 92y 09m |
| Apr 2022 | 4 ROOM | 13 to 15 | 93 | $560,000 | $559 | 93y 02m |
| Apr 2022 | 4 ROOM | 01 to 03 | 93 | $500,000 | $499 | 93y 02m |
| Nov 2021 | 5 ROOM | 01 to 03 | 113 | $608,000 | $500 | 93y 08m |
| Sept 2021 | 5 ROOM | 01 to 03 | 113 | $595,000 | $489 | 93y 10m |
| Jul 2021 | 4 ROOM | 13 to 15 | 93 | $497,000 | $496 | 94y |
| May 2021 | 5 ROOM | 13 to 15 | 113 | $668,000 | $549 | 94y 02m |
| Dec 2020 | 5 ROOM | 04 to 06 | 113 | $560,000 | $460 | 94y 07m |
| Nov 2020 | 5 ROOM | 04 to 06 | 113 | $548,000 | $451 | 94y 08m |
| Oct 2020 | 5 ROOM | 04 to 06 | 113 | $569,000 | $468 | 94y 08m |
| Sept 2020 | 4 ROOM | 04 to 06 | 93 | $440,000 | $440 | 94y 10m |
| Sept 2020 | 4 ROOM | 01 to 03 | 93 | $400,000 | $400 | 94y 10m |
| Aug 2020 | 5 ROOM | 07 to 09 | 113 | $595,000 | $489 | 94y 10m |
| Aug 2020 | 5 ROOM | 10 to 12 | 113 | $615,000 | $506 | 94y 10m |
| Jul 2020 | 4 ROOM | 13 to 15 | 93 | $478,888 | $478 | 94y 11m |
| Jun 2020 | 4 ROOM | 04 to 06 | 93 | $440,000 | $440 | 95y 02m |
| Mar 2020 | 4 ROOM | 13 to 15 | 93 | $498,888 | $498 | 95y 04m |
| Mar 2020 | 5 ROOM | 13 to 15 | 113 | $606,000 | $498 | 95y 03m |
| Dec 2019 | 4 ROOM | 10 to 12 | 93 | $500,000 | $499 | 95y 06m |
Who lives in Punggol
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $28k below this block · 7 vs 3 sales
4-room median within $5k of this block
4-room median $12k below this block · 3 vs 3 sales
4-room median $80k below this block · 3 vs 3 sales
4-room median $36k below this block · 6 vs 3 sales
4-room median $31k below this block · 8 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.