Type

Units

Min Area

Price Range

3 BR

1238 sqft

S$948K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$948K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190K on this acquisition.
Located 2 min (210 m) from PW7 Soo Teck LRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

267B Punggol Field: Established HDB Living in a Vibrant North-East Community

267B Punggol Field represents one of Punggol's landmark residential addresses, offering HDB flats that have become increasingly sought-after in Singapore's mature public housing market. Located in the heart of Punggol, this development sits within a neighbourhood that has evolved significantly over the past two decades, transforming into a fully integrated residential, commercial, and recreational hub. The project encompasses multiple unit types and configurations, catering to diverse household compositions and lifestyle preferences across the Punggol community.

The defining advantage of 267B Punggol Field lies in its exceptional proximity to Soo Teck LRT Station, positioned just 210 metres or approximately two minutes' walk from residents' homes. This outstanding transport connectivity places the development within the broader Punggol LRT network, which forms a critical link in Singapore's expanding rail infrastructure. Commuters residing here benefit from seamless access to the city centre, employment clusters in Marina Bay and Jurong, and educational institutions distributed across the island. The LRT integration has historically strengthened demand for properties in this location, as working professionals and families increasingly value time savings and reduced transport costs.

Neighbourhood Character and Amenities

Punggol has matured into one of Singapore's most self-sufficient residential districts, and the Punggol Field area exemplifies this development trajectory. The neighbourhood is anchored by substantial shopping and dining options, with both formal shopping centres and informal hawker clusters serving residents' daily needs. Punggol Plaza, located nearby, provides supermarket facilities, specialty retail, and dining establishments that cater to the local population. Beyond retail, the precinct benefits from multiple primary and secondary schools, community centres, and healthcare facilities that support family-oriented living.

Recreation and green space form important components of Punggol's infrastructure. The Punggol Waterfront Park, one of Singapore's newer waterfront developments, lies within reasonable proximity and has become a major attraction for residents seeking outdoor leisure activities. The park's waterfront promenade, cycling tracks, and landscaped gardens have contributed to increased foot traffic and property interest in the broader Punggol area. Additionally, community clubs, sports facilities, and religious institutions are distributed throughout the neighbourhood, enabling residents to pursue diverse recreational and cultural interests without travelling long distances.

Unit Composition and Living Spaces

The flats at 267B Punggol Field feature practical configurations designed to maximise utility and comfort for contemporary households. Three-bedroom units dominate the development's portfolio, providing sufficient space for families and multi-generational living arrangements increasingly common in Singapore's residential market. Each unit typically comprises well-proportioned living areas, separate kitchen zones, and multiple bathroom facilities that reflect modern HDB design standards. Floor areas generally range around 1,200 to 1,300 square feet, delivering generous internal spaces that compare favourably with comparable HDB offerings in the North-East region.

The layout philosophy across the development prioritises natural ventilation and cross-apartment air circulation, reducing reliance on mechanical cooling and contributing to long-term cost efficiency for residents. Windows are strategically positioned to maximise daylight penetration and views towards the surrounding neighbourhood. Internal finishes have been progressively upgraded across the portfolio, with many units featuring contemporary flooring, modernised kitchen installations, and renovated bathroom fixtures that require minimal immediate investment from purchasers.

Pricing and Market Positioning

Pricing for units within 267B Punggol Field commences from approximately S$948,000, positioning the development competitively within the broader Punggol HDB market and the wider North-East corridor. This price point reflects the maturity of the development, the established nature of the neighbourhood, and the proximity to essential infrastructure. Compared to newer Launch estates or developments further from rapid transit, the pricing offers relative accessibility to upgraders seeking to transition from smaller units or first-time buyers entering the HDB market with accumulated savings and financing capacity.

The price-per-square-foot metric for units in this location typically aligns with recent transactions across comparable Punggol developments, demonstrating consistent valuation in the secondary market. Buyers should note that pricing varies according to unit size, floor level, orientation, and views. Higher floors and units with waterfront or park-facing aspects command premiums reflecting their enhanced liveability and recreational outlook. Ground-floor and intermediate units typically offer more competitive entry points, particularly attractive for investors prioritising rental yield over long-term capital appreciation.

Investment Potential and Rental Yield Considerations

From an investment perspective, 267B Punggol Field occupies an interesting market position. The combination of established neighbourhood infrastructure, reliable MRT access, and family-friendly amenities has historically supported stable rental demand from young professionals, transferring expatriates, and multi-unit investors. Estimated gross rental yields for three-bedroom units in this location typically range between 3% and 4% per annum, calculated on prevailing market rents and purchase prices at the lower end of the portfolio. This yield range reflects the maturity of the development and the competitive nature of the rental market in Punggol, where multiple comparable properties exist at similar price points.

Investors should recognise that rental yields vary based on floor level, unit orientation, and furnishing standards. Units positioned with superior views or enhanced natural light typically command rental premiums, potentially elevating yield prospects. However, the presence of newer nearby developments and the relative age of this project mean that yield progression is dependent on broader Punggol market fundamentals rather than property-specific renovation or upgrading. Prudent investors should model yields conservatively, accounting for potential rental adjustments during economic cycles and maintenance costs associated with aging building systems.

Financing and Buyer Eligibility

Most buyers of HDB flats in Singapore qualify for Housing and Development Board (HDB) financing schemes, which offer competitive loan amounts and interest rates compared to private banking alternatives. First-time HDB buyers benefit from maximum loan amounts up to 90% of the purchase price or the HDB valuation, whichever is lower, subject to Central Provident Fund (CPF) availability and Total Debt Servicing Ratio (TDSR) compliance. At the S$948,000 entry-level price point, typical TDSR headroom proves straightforward for households with stable employment and combined monthly incomes exceeding S$7,000 to S$8,000.

Upgraders and second-property purchasers must account for Additional Buyer's Stamp Duty (ABSD) at the rate of 20% for Singapore Citizens acquiring a second residential property, a significant cost component materially impacting affordability calculations. For a purchase price of S$948,000, ABSD would total S$189,600, requiring careful cash flow planning and reduced borrowing capacity. CPF Housing Grant eligibility also differs between first-time and subsequent purchases, with upgraders receiving smaller grant amounts. Professional financial advice remains essential for navigating these regulatory frameworks and optimising loan structures.

Resale Market Dynamics and Capital Growth Prospects

The secondary market for HDB flats in Punggol has demonstrated resilience, with transaction volumes and price stability remaining relatively consistent across economic cycles. Properties at 267B Punggol Field benefit from the development's established reputation and the neighbourhood's maturation, factors that have historically supported steady capital appreciation aligned with Singapore's broader HDB price trends. However, buyers should recognise that HDB capital growth typically mirrors inflation-adjusted wage growth and housing demand fundamentals rather than delivering spectacular returns seen in certain private residential segments.

The lease tenure structure for HDB flats differs from private properties, with most units carrying 99-year leases that gradually decline as the property ages. Resale value depreciation accelerates notably as leases approach their terminal decades, a factor increasingly relevant for properties originally completed in earlier development phases. Potential buyers should conduct careful lease analysis and project long-term value trajectories, particularly if contemplating multi-decade ownership or inheritance planning. Properties with longer remaining lease periods naturally command higher valuations in the secondary market.

Comparative Market Analysis

Punggol accommodates multiple HDB developments and private residential projects, creating a competitive landscape that influences pricing and demand dynamics. Nearby comparable HDB estates in Punggol, Sengkang, and adjacent northern suburbs offer alternative options at broadly similar price points, with variations reflecting specific location merits, MRT proximity, and neighbourhood maturity. Some newer HDB launches in the broader North-East region may offer marginally lower entry prices, though often with trade-offs in transport connectivity or neighbourhood establishment. Private condominium developments in Punggol, whilst offering different ownership structures and amenity profiles, typically require significantly higher capital commitments and ongoing maintenance fees.

The competitive position of 267B Punggol Field strengthens considerably when evaluating location-specific metrics such as MRT proximity and neighbourhood infrastructure. Few developments in the immediate Punggol area match the two-minute walking distance to rapid transit that this project enjoys. This differentiator has historically supported consistent demand and pricing stability, making the development particularly attractive for owner-occupiers prioritising transport convenience over other factors.

Future Considerations and Neighbourhood Development

Punggol's status as a major residential growth corridor implies ongoing infrastructure investment and neighbourhood enhancement. The planned extension of the LRT network, expansion of healthcare facilities, and continued retail development should support long-term property fundamentals in the area. However, increased supply through new HDB launches and private residential projects may moderate price acceleration, particularly if economic conditions soften or interest rates impact buyer purchasing power. Prospective purchasers should monitor HDB's development pipeline announcements and private sector planning submissions affecting the broader Punggol area, as these will shape medium-term supply-demand equilibrium.

For owner-occupiers prioritising stability, established neighbourhood quality, and transport connectivity, 267B Punggol Field represents a compelling proposition within Singapore's mature HDB market. The combination of practical living spaces, reliable MRT access, and comprehensive neighbourhood amenities continues to attract families and upgraders seeking to establish long-term residential stability in the North-East region.

Frequently Asked Questions

What is the estimated rental yield for a 3-bedroom unit at 267B Punggol Field if purchased as an investment?

Based on current market rents and purchase prices for three-bedroom units at this development, gross rental yields typically range between 3% and 4% per annum. This calculation reflects the maturity of the Punggol rental market and the competitive supply of comparable family units throughout the North-East corridor. Investors should note that actual yields depend on individual unit specifications, floor level, furnishing standards, and market rental conditions at the time of tenancy commencement. Units with superior orientations or enhanced finishes may achieve yields towards the upper end of this range, whilst ground-floor or interior-facing units may yield closer to the 3% threshold. Conservative investors should model yields at the lower end when evaluating long-term cash flow sustainability and accounting for potential maintenance costs and rental market softness during economic downturns.

How does the price per square foot at 267B Punggol Field compare to recent HDB transactions in Punggol?

The price-per-square-foot metrics for units at 267B Punggol Field align closely with recent secondary market transactions across comparable Punggol HDB developments, demonstrating consistent and market-supported valuation in the locality. At entry prices around S$948,000 for approximately 1,200 to 1,300 square feet, the effective price per square foot positions the development competitively within the established Punggol market. Recent comparable sales data from other mature Punggol estates show similar per-square-foot pricing, indicating that this development reflects broader neighbourhood valuation trends rather than commanding premium or discount valuations. Variations within the 267B portfolio occur based on floor level, orientation, and view quality, with higher floors and park-facing units attracting modest per-square-foot premiums reflecting enhanced liveability. Buyers evaluating value for money should compare unit-by-unit pricing against the most recent transactions in adjacent developments, as secondary market pricing can vary week to week based on specific unit characteristics and buyer negotiation dynamics.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a typical unit priced at S$948,000, the ABSD liability would amount to S$189,600, a substantial cost that materially impacts overall affordability and must be factored into financial planning. This duty is payable in addition to standard Stamp Duty and other closing costs, effectively increasing the total cash outlay required to complete the purchase. ABSD obligations significantly reduce borrowing capacity under HDB financing schemes, as most buyers need to settle ABSD from their own resources rather than debt finance, forcing substantial cash accumulation or reallocation from other investments. Second-property buyers should carefully model affordability including ABSD costs and consult with financial advisors to understand the full implications on household cash flow and CPF sufficiency, particularly given that CPF Housing Grants for upgraders are considerably smaller than those available to first-time purchasers.

What is the lease tenure at 267B Punggol Field, and how does lease decay affect long-term resale value?

Units at 267B Punggol Field are held on 99-year HDB leases, the standard tenure for public housing in Singapore. As with all HDB flats, the lease gradually decays from the original grant date, and resale valuations become increasingly sensitive to remaining lease duration as the property ages. The development's maturity means that many units now carry significantly reduced remaining lease periods compared to newly completed projects, a factor that progressively impacts market pricing and buyer demand. Resale value depreciation accelerates notably once remaining lease tenure falls below 80 years, and properties reaching the 40 to 60-year remaining lease range experience more pronounced valuation pressure unless extensive renovations or neighbourhood improvements support pricing stability. Buyers should calculate the specific remaining lease duration for units of interest and model conservative long-term value trajectories assuming lease decay impacts, particularly if planning multi-decade ownership or intending properties for inheritance. First-time buyers with long investment horizons should carefully weigh whether purchasing a maturing lease represents prudent long-term strategy compared to newer launches with full lease durations, as the financial implications compound significantly across 20 to 30-year ownership periods.

How does the proximity to Soo Teck LRT Station (just 2 minutes walk) affect property demand and capital appreciation potential?

The exceptional proximity to Soo Teck LRT Station, positioned just 210 metres or two minutes' walk from 267B Punggol Field, represents the development's defining locational advantage and has historically been a primary demand driver for this property cluster. Properties within very close walking distance to rapid transit command sustained demand from commuters, young professionals, and families prioritising transport convenience, reducing long-term vacancy risk for investor-owners and supporting rental rate stability. Capital appreciation in this location has historically aligned more closely with broader Singapore HDB price trends than pure location-driven premiums, as the MRT proximity has been fully priced into the market for many years, reducing future upside from transport infrastructure improvements. The LRT connectivity provides resilience during economic cycles by maintaining a reliable resident base of transport-dependent commuters who are less price-sensitive than discretionary buyers, providing downside protection in the property valuations. New developments entering the Punggol area without equivalent MRT proximity typically struggle to achieve equivalent pricing, underscoring how this advantage has become entrenched into buyer preferences and resale market expectations within the locality.

Is 267B Punggol Field more suitable for first-time buyers, upgraders, investors, or other buyer profiles?

267B Punggol Field appeals to distinct buyer profiles for materially different reasons, making the development suitable across multiple market segments. First-time buyers benefit from accessible entry pricing, straightforward HDB financing with high loan amounts, and comprehensive neighbourhood infrastructure supporting family stability, though they should prioritise units offering long remaining lease durations to maximise intergenerational property value. Upgraders moving from smaller HDB units or previous properties find the three-bedroom configurations and established location attractive, though they must carefully account for ABSD implications and reduced CPF Housing Grant eligibility when evaluating affordability relative to their current property sale proceeds. Owner-occupier families prioritising established neighbourhood quality, transport convenience, and proximity to schools and parks find this development ideal for long-term residential stability, with the trade-off that capital appreciation may moderate compared to growth-oriented suburban locations. Investors pursuing stable rental income without landlord-intensive management appreciate the consistent tenant demand and three-bedroom popularity within the North-East rental market, though yield prospects at current pricing require disciplined financial discipline to ensure cash flow sustainability. High-net-worth buyers typically avoid this development as it lacks the amenity density, finishes prestige, or capital appreciation leverage found in newer launches or private residential alternatives.

What is the Total Debt Servicing Ratio (TDSR) headroom at typical price points for units in this development, and how does this impact financing capacity?

At entry-level pricing around S$948,000 with typical HDB financing at approximately 80% loan-to-value, first-time buyers with combined monthly household incomes of S$7,000 to S$8,000 comfortably navigate TDSR compliance thresholds, which currently cap total monthly debt servicing at 55% of gross household income. For a S$948,000 purchase with a twenty-year loan tenure and prevailing HDB interest rates, monthly mortgage servicing typically approximates S$4,500 to S$4,800, meaning household incomes above S$9,000 monthly provide substantial TDSR headroom above the regulatory threshold. Upgraders and second-property buyers must factor ABSD costs into overall affordability calculations, as ABSD at 20% reduces available borrowing capacity by effectively consuming cash resources that would otherwise contribute to lower loan requirements. Buyers with existing mortgage commitments, vehicle loans, or credit card debt face tighter TDSR constraints, potentially limiting loan amounts and requiring larger down-payments to maintain compliance with regulatory debt limits. Young households should model TDSR scenarios conservatively, accounting for potential interest rate increases over loan tenures and assuming that future income growth may not materialize as optimistically as employment prospects currently suggest, ensuring sufficient borrowing headroom to absorb economic uncertainty.

What nearby competing HDB and private developments are positioned within the same market segment as 267B Punggol Field?

Competing HDB developments within Punggol itself include established estates like Punggol Sentosa and Onan Road, which offer similar price points and transport connectivity but with varying lease decay profiles depending on completion dates and renovation status. In the adjacent Sengkang corridor, properties near Sengkang MRT Station or Cove stations provide alternative family-oriented HDB options, though some sacrifice the LRT proximity advantage that Punggol Field enjoys through its position near Soo Teck LRT. Private residential developments such as the Waterfront collection and other waterfront-positioned condominiums compete for the same buyer demographics seeking harbour-adjacent amenity premiums, though at significantly higher price points requiring S$2.5 million and above capital commitments. Newer HDB launches in development pipeline areas such as northern Jurong or eastern growth corridors may offer lower entry pricing but typically lack equivalent neighbourhood maturity and transport infrastructure establishment. The competitive landscape essentially bifurcates between established HDB estates like 267B offering stability and proven neighbourhood quality at moderate pricing, versus newer launches promising contemporary design and lower entry costs but unproven long-term neighbourhoods. Buyers evaluating value should explicitly compare unit-by-unit pricing and remaining lease durations against these competing options, as relative positioning shifts based on specific buyer priorities around location maturity, transport, and price sensitivity.

What floor levels or unit stacks within the development offer the best value for money in terms of price-to-space ratio?

Ground-floor and intermediate-level units (typically floors 2 to 6) at 267B Punggol Field frequently offer the most competitive per-square-foot pricing within the development, as buyers typically demand premiums for higher floors reflecting enhanced views, improved natural light, and reduced noise exposure from street-level activity. Units positioned with interior-facing orientations, particularly those overlooking internal courtyards or service areas rather than neighbourhood vistas, offer additional price discounting that may appeal to budget-conscious purchasers prioritising space utility over aesthetic preferences. Mid-range stacks (floors 7 to 15) generally represent a middle-ground positioning, offering modest elevation above street noise and reasonable light exposure at price points only moderately elevated above ground-level units. Upper floors (16 and above, where building height permits) command material premiums for harbour or park-facing aspects and superior wind exposure, typically justifiable only for owner-occupiers willing to invest premium capital for enhanced liveability rather than pure investment return optimisation. Investors prioritising rental yield should typically target ground and intermediate units despite their aesthetic disadvantages, as tenants are generally less willing to pay meaningful premiums for height and views, limiting the yield expansion potential from premium floor positioning. Value-conscious buyers should physically inspect multiple floor levels to assess specific light, noise, and ventilation characteristics, as price differentials may not align perfectly with subjective amenity perception, creating opportunities for discerning purchasers to identify under-priced units meeting their specific liveability preferences.

What is the future development pipeline for HDB and private supply in Punggol and surrounding areas, and how might this impact property values?

The Housing and Development Board's forward pipeline includes multiple scheduled HDB new launches within the Punggol and adjacent Sengkang corridors over the coming five to ten-year period, introducing material new supply into the North-East market and potentially moderating price acceleration for established developments like 267B Punggol Field. Specific announced projects include Punggol Coast developments emphasising waterfront amenities and contemporary design, which may attract price-sensitive buyers currently considering mature estates, particularly if entry pricing for new launches remains competitive with secondary market transactions. Private sector development activity remains concentrated in higher-value corridors further from Punggol, though gradual rezoning and strategic site releases may introduce additional condominium supply competing for the affluent end of the family buyer spectrum currently marginal to HDB purchaser pools. The combination of new HDB supply and evolving private competition suggests that long-term capital appreciation for 267B Punggol Field will moderate towards inflation-aligned growth rates rather than delivering spectacular returns seen in constrained supply periods. Owner-occupiers should view the development primarily as stable long-term housing solutions rather than aggressive investment vehicles, whilst investors must model yield sustainability under scenarios of increased local supply and competitive rental pressures. Prospective buyers should monitor HDB's quarterly project announcements and Urban Redevelopment Authority planning submissions affecting Punggol to remain informed about medium-term supply trajectories that will shape neighbourhood pricing fundamentals and demand sustainability.

[For Sale] Hdb Flat At Punggol Field — From S$948K