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Punggol: how much more does a 5-room flat cost than a 4-room flat?

It depends on how old the flat is. Among Punggol's first flats, a 5-room cost about $69,100 more than a 4-room at the median; among flats from 2015 to 2018, $155,000 more, for the same 20 extra square metres. The older 5-room group also had a lower median price than each newer 4-room group.

Published
5 Nov 2026
Last fact-checked
5 Nov 2026
Data period
Oct 2023 – Sept 2026
Reading time
6 min

Filed underHDB resalePrices and transactions

How much more does a 5-room flat cost than a 4-room flat in Punggol?

The price gap varies by lease period and location, even when the extra floor area is similar. In the 12 months to September 2026, among Punggol flats with leases from 2002 to 2007, 5-room flats sold at a median of about $651,900 and 4-room flats at $582,800: about $69,100 apart. Among flats from 2015 to 2018 the medians were $825,000 and $670,000: $155,000 apart. Both times the 5-room flats were 20 square metres larger at the median. The pattern held in each of the two years before and on every street with enough sales.

Key takeaways

  • Leases from 2002 to 2007: 5-room median about $651,900 (198 sales), 4-room $582,800 (105). Difference about $69,100.
  • Leases from 2015 to 2018: 5-room median $825,000 (151 sales), 4-room $670,000 (327). Difference $155,000.
  • In both, the 5-room flats were 20 square metres larger at the median. The older difference was $62,000 to $69,100, the newer $140,000 to $155,000, in each of the three years to September 2026.
  • On the same street, 5-room flats from 2002 to 2007 cost $58,000 to $100,000 more than 4-room flats of that age (5 streets); from 2015 to 2018, $112,500 to $185,900 more (9 streets).
  • The 2002 to 2007 five-room flats sold at a median of about $651,900, below every group of newer 4-room flats ($670,000 was the lowest).

Data snapshot

CalculatedEvery figure here is worked out on this site from the source below.

5-room over 4-room, lease 2002 to 2007
$69,100
Difference in median price. 198 and 105 sales
5-room over 4-room, lease 2015 to 2018
$155,000
Difference in median price. 151 and 327 sales
Extra floor area at the median
20 sq m
5-room against 4-room, in both lease periods
5-room, lease 2002 to 2007
$651,900
Median of 198 sales. Median size 110 sq m
4-room, lease 2015 to 2018
$670,000
Median of 327 sales. Median size 93 sq m
Per sq m, 5-room 2002 to 2007 against 4-room 2015 to 2018
$5,919 / $7,312
Median of each group's sales

Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2025 – Sep 2026. Extracted 29 Oct 2026.

Punggol 4-room and 5-room flats by lease period

Lowest, median and highest resale price in each group · $ · the 12 months to September 2026

  • Lowest to highest
  • Median
4-room, lease 2002 to 2007 · 105 sales$582,800

$500,000 to $645,000

5-room, lease 2002 to 2007 · 198 sales$651,900

$560,000 to $775,000

4-room, lease 2009 to 2014 · 282 sales$700,000

$575,000 to $848,000

5-room, lease 2009 to 2014 · 36 sales$933,300

$800,000 to $1,470,000

4-room, lease 2015 to 2018 · 327 sales$670,000

$555,000 to $790,000

5-room, lease 2015 to 2018 · 151 sales$825,000

$700,000 to $965,000

4-room, lease 2019 to 2022 · 134 sales$734,000

$610,888 to $872,000

5-room, lease 2019 to 2022 · 80 sales$894,400

$750,000 to $1,105,888

The scale starts at $500,000, not zero, so the bands show position, not size.

Within each lease period the 5-room band sits above the 4-room band. Among flats with leases from 2002 to 2007 the medians were $582,800 for 4-room and about $651,900 for 5-room. From 2015 to 2018 they were $670,000 and $825,000. The older 5-room median sits below the median of every newer 4-room group.

Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2025 – Sep 2026. Extracted 29 Oct 2026.

Calculated from HDB's transaction records. Medians are rounded to the nearest $100. The 5-room group from 2009 to 2014 includes four premium apartment lofts, which sold for $1,218,888 to $1,470,000.

Show the data as a table
Punggol 4-room and 5-room flats by lease period: data table
GroupLowestMedianHighest
4-room, lease 2002 to 2007 · 105 sales$500,000$582,800$645,000
5-room, lease 2002 to 2007 · 198 sales$560,000$651,900$775,000
4-room, lease 2009 to 2014 · 282 sales$575,000$700,000$848,000
5-room, lease 2009 to 2014 · 36 sales$800,000$933,300$1,470,000
4-room, lease 2015 to 2018 · 327 sales$555,000$670,000$790,000
5-room, lease 2015 to 2018 · 151 sales$700,000$825,000$965,000
4-room, lease 2019 to 2022 · 134 sales$610,888$734,000$872,000
5-room, lease 2019 to 2022 · 80 sales$750,000$894,400$1,105,888

Evidence

What 4-room and 5-room flats sold for, by lease period

HDB registered 848 four-room and 465 five-room resales in Punggol from October 2025 to September 2026. Every one had a lease from 2002 or later. Grouped by the period in which the lease began, each period has both types, so the two can be compared within the same broad lease period.

Punggol 4-room and 5-room flats by lease period, the 12 months to September 2026
Lease began4-room: median (sales)5-room: median (sales)DifferenceMedian size, 4-room / 5-room
2002 to 2007$582,800 (105)$651,900 (198)$69,10090 / 110 sq m
2009 to 2014$700,000 (282)$933,300 (36)$233,30093 / 114.5 sq m
2015 to 2018$670,000 (327)$825,000 (151)$155,00093 / 113 sq m
2019 to 2022$734,000 (134)$894,400 (80)$160,40094 / 113 sq m

Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2025 – Sep 2026. Extracted 29 Oct 2026.

Calculated from HDB's transaction records. Medians are rounded to the nearest $100 and the difference is between the rounded figures. The 2009 to 2014 five-room group includes four premium apartment lofts.

The gap depends on the age of the flat

Among flats with leases from 2002 to 2007 (the 5-room flats all from 2002 to 2005), the 5-room median was about $69,100 above the 4-room median. Among flats from 2015 to 2018 it was $155,000 above, and among flats from 2019 to 2022, about $160,400. Each time the 5-room flats were larger by 19 or 20 square metres at the median: about $3,500 per extra square metre for the older flats and about $7,800 for the 2015 to 2018 flats.

The 2009 to 2014 difference, about $233,300, rests on only 36 five-room sales, four of them lofts of 147 to 149 square metres that sold for $1,218,888 or more. It is shown for completeness.

Not one year's result

The same two gaps appear in each of the two 12-month periods before. The 2002 to 2007 difference was $62,000 to $69,100 in all three years, and the 2015 to 2018 difference $140,000 to $155,000.

The same comparison in three 12-month periods
12 monthsDifference, lease 2002 to 2007Difference, lease 2015 to 20185-room, 2002 to 2007Lowest newer 4-room group
Oct 2023 to Sep 2024$62,000$140,000$612,000$620,000
Oct 2024 to Sep 2025$65,000$149,500$660,000$668,000
Oct 2025 to Sep 2026$69,100$155,000$651,900$670,000

Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2023 – Sep 2026. Extracted 29 Oct 2026.

Differences are the 5-room median less the 4-room median among flats with leases in the same period. The last two columns are medians: the 5-room flats with leases from 2002 to 2007, and the lowest of the three 4-room groups with leases from 2009 onwards. Each period has different flats in it. Medians are rounded to the nearest $100.

On the same street

The town-wide figures compare flats on different streets. Comparing 4-room and 5-room flats of the same lease period on the same street gives the same order: on each of the five streets with at least five of each from 2002 to 2007, the difference was smaller than on any of the nine streets with enough from 2015 to 2018.

Same street: 4-room and 5-room flats with leases from the same period, the 12 months to September 2026
Lease began: street4-room: median (sales)5-room: median (sales)Difference
2002 to 2007: Edgedale Plains$575,000 (16)$633,000 (45)$58,000
2002 to 2007: Punggol Field$580,000 (24)$650,000 (55)$70,000
2002 to 2007: Edgefield Plains$566,500 (16)$645,000 (38)$78,500
2002 to 2007: Punggol Drive$608,000 (21)$699,000 (16)$91,000
2002 to 2007: Punggol Central$612,500 (16)$712,500 (38)$100,000
2015 to 2018: Sumang Walk$660,000 (15)$772,500 (6)$112,500
2015 to 2018: Sumang Lane$646,400 (52)$772,900 (17)$126,500
2015 to 2018: Edgedale Plains$675,000 (49)$818,000 (29)$143,000
2015 to 2018: Punggol Way$705,000 (40)$860,000 (15)$155,000
2015 to 2018: Punggol East$642,900 (7)$805,000 (7)$162,100
2015 to 2018: Punggol Walk$689,000 (54)$853,500 (32)$164,500
2015 to 2018: Punggol Field$647,500 (10)$817,500 (6)$170,000
2015 to 2018: Punggol Drive$707,500 (60)$878,200 (30)$170,700
2015 to 2018: Edgefield Plains$645,000 (25)$830,900 (8)$185,900

Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2025 – Sep 2026. Extracted 29 Oct 2026.

Calculated from HDB's transaction records: every street with at least five resales of each type in that lease period. Medians are rounded to the nearest $100.

What else is in the gap

A median gap is not a clean price of age. Four things sit inside it. Size: 20 square metres in both periods, so that part is the same. Lease: the older flats had a median of 76 years left at the time of sale, the 2015 to 2018 flats 89. Location: the older flats are mainly on Punggol Field, Edgefield Plains, Edgedale Plains and Punggol Central, the newer ones spread across the town, and the same-street comparison takes out only part of that. Mix: storey, condition and flat model differ, and the newer 5-room groups include Northshore Drive's newest flats and the lofts.

Older 5-room or newer 4-room

The 5-room flats with leases from 2002 to 2007 sold at a median of about $651,900. Every group of 4-room flats with a lease from 2009 onwards sold at a higher median: $700,000, $670,000 and $734,000. The older 5-room flats are larger, at a median of 110 square metres against 93 or 94, and HDB's records give them a median of 76 years left at the time of sale, against 86 to 94 for the newer 4-room groups.

The two meet in the same budget. Of the 557 four-room and five-room resales from $600,000 to under $700,000, 199 were 4-room flats from 2015 to 2018, 148 were 5-room flats from 2002 to 2007 and 132 were 4-room flats from 2009 to 2014. The older 5-room median was below the lowest newer 4-room median in each of the three years, by $8,000 in each of the two years before and by about $18,100 in the latest, so the two are close.

The newer 4-room flats: Sumang Walk and Northshore Drive

The 134 four-room flats with leases from 2019 to 2022 were almost all on two streets. On Northshore Drive, with leases from 2021 and 2022, 115 sold at a median of $738,000. On Sumang Walk, with leases from 2019 and 2020, 17 sold at a median of about $683,900, at a median size of 93 square metres; 12 of those 17 were on the 12th storey or below. For a buyer who wants a newer 4-room flat, Sumang Walk is the street to compare first.

For every flat type in the town this quarter, with HDB's own medians, see my Punggol HDB resale update for Q3 2026.

Analysis · opinion

How I read the gap

I read the gap as what buyers paid for the extra space plus everything that comes with a newer lease: more years left, a different part of town and a newer design. Among the town's first flats, the 20 extra square metres of a 5-room flat cost about $69,100 at the median; among flats from 2015 to 2018, the same 20 square metres cost more than twice that.

That is good news for a growing family. The older 5-room flat is the lowest-priced way into a 5-room home in Punggol, and it sits in the same budget as a newer 4-room flat. Set against a 4-room flat from 2015 to 2018, it gives you about 17 square metres more, with about 13 fewer years on the lease.

Neither is the better buy for everyone. A family that needs the room gets it only from the 5-room flat; a buyer who values a newer block and a longer lease will lean to the 4-room. Punggol gives you both options in one town, with waterfront spaces and connections through the LRT and North East Line.

Every buyer's situation is different. For any risk that applies to you, speak to me.

If you're choosing between a 4-room and a 5-room

  • If you are deciding between a 4-room and a 5-room flat, compare them at the same lease period, and on the same street where you can. A town-wide difference mixes ages and streets.
  • With a budget of $600,000 to $700,000, view both an older 5-room flat and a newer 4-room flat before deciding. Ask yourself which you would value more: the floor area or the years on the lease.
  • If a newer 4-room flat is what you want, I have one for sale on Sumang Walk: a high-floor 4-room flat at 323B Sumang Walk, 93 square metres. The asking price is on enquiry.

If you're selling in Punggol

  • If you own a 5-room flat from 2002 to 2007, buyers will set it against newer 4-room flats at about the same price. Lead with the floor area and the layout: that is the one thing the newer 4-room flat cannot offer.
  • If you own a newer 5-room flat, price it against 5-room flats of the same lease period, not against the town's 5-room median, which the older flats pull down.
  • Recent sales in your own block or on your street are a better guide than the group medians here. Selling a 4-room to buy a 5-room, or the other way round? WhatsApp me on +65 9696 9567 and I will pull the resales for the blocks you are looking at and set out the order of sale and purchase.
  1. AnalysisPunggol HDB resale prices by flat type, Q3 2026HDB resale applications registered in Punggol in July to September 2026, by flat type, set beside Q2 2026 and Q3 2025, with HDB's published medians and a look at lease and floor.

Limitations

The comparison holds the lease period constant but not storey, block, condition, layout or distance to an MRT or LRT station.

The cuts at 2015 and 2019 are a choice. The 2002 to 2007 group is set by the records, and that is the group the main finding rests on.

The 5-room groups from 2009 to 2014 and from 2019 to 2022 are small, at 36 and 80 sales, and include lofts and Northshore Drive's $1 million sales.

The figures say what buyers paid. They say nothing about how prices will move as these leases run down.

HDB's records are by date of registration and can be revised. The figures here are as read on 29 October 2026. Read again on 5 November 2026, the records for these periods were unchanged.

Methodology

I took every resale in Punggol registered from October 2023 to September 2026 from HDB's resale flat price records on data.gov.sg, read on 29 October 2026. The main figures are for the 12 months from 1 October 2025 to 30 September 2026: 848 four-room and 465 five-room resales. Each was grouped by flat type and by the period in which its lease began: 2002 to 2007, 2009 to 2014, 2015 to 2018 and 2019 to 2022. No flat with a lease from 2006 or 2008 was resold; from 2009 the lease years run on without a gap, so the cuts at 2015 and 2019 are a choice.

The difference in each lease period is the median 5-room price less the median 4-room price, both rounded to the nearest $100. For the same-street check I kept every street with at least five resales of each type in that lease period. Years left on the lease are HDB's own figure at the time of sale.

To check the records, I recalculated HDB's published town medians for the four quarters to September 2026. They matched to the nearest $100 in 14 of 15 cases, including all four for Q3 2026; the other, 5-room flats in Q1 2026, was $1,500 above HDB's figure. HDB's published medians are not used in the comparison, which rests on the calculated group medians.

Median
The middle value when all sales are lined up by price. Half the sales are above it and half are below.
Calculated median
A median worked out on this site from HDB's transaction records, as opposed to a median HDB itself has published. Each one is shown with the number of sales behind it.
Lease commencement date
The year the flat's 99-year lease started. HDB records it for every resale transaction.
Lease left
The years remaining on the 99-year lease at the time of sale, as HDB records it for each resale transaction (whole years; months are dropped).
Floor area
The size of the flat in square metres, as HDB records it for each resale transaction.
Price per square metre
The resale price divided by the floor area. It lets you compare flats of different sizes.

How all research on this site is built

Sources

  1. 1.
    Resale flat prices

    Housing & Development Board, via data.gov.sg · Period: Oct 2023 – Sep 2026 · Extracted 29 Oct 2026

    Punggol: every resale transaction registered from October 2023 to September 2026, with the flat type, floor area, lease commencement date, storey and remaining lease of each; 1,639 of them from 1 October 2025 to 30 September 2026. Read again on 29 October 2026.

  2. 2.
    Median resale prices by town and flat type, for resale cases registered (2nd Quarter 2007 to latest quarter)

    Housing & Development Board · Period: Q4 2025 – Q3 2026 · Extracted 29 Oct 2026

    HDB's PDF of median resale prices by town and flat type, to the 3rd quarter of 2026 (created 22 October 2026).

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

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