Blk 420B Northshore Dr, Punggol

Blk 420B Northshore Dr in Punggol: completed 2021, 19 storeys, 93 flats. Resales compared with identical flats since 1990, net of stamp duty, and live listings.

Completed 2021 · 99-year lease from 2022 · 19 storeys · 93 flats

Flat mix: 58 4-room and 35 5-room flats.

Block score: not enough to score yet

No overall score yet, because this part is missing: resale results. Blocks get an overall score only when all six parts can be measured.

The six parts of the block score
PartWeightScore (1 to 10)Scored from
MRT or LRT20%9.5Samudera LRT Station, 320 m in a straight line.
City centre20%2.316 km from Raffles Place in a straight line.
Everyday amenities15%4.02 of 6 within reach: pre-school, primary school.
Lease left15%10.095 years left of a 99-year lease that started in 2022.
Resale results20%not scoredNot scored yet: fewer than 20 resales here could be compared with an identical flat sold at least five years earlier.
How often flats sell10%2.10.2 resales a year for every 100 flats over the last 10 years. Ranked against other blocks in Punggol.
Nearest of each amenity, in a straight line
AmenityNearestDistance (m)Within reach
Hawker centrePunggol Coast Hawker Centre871No
SupermarketA licensed supermarket574No
ParkPunggol Waterway Pk917No
CHAS clinicStat Medical Clinic688No
Pre-schoolSkool4kidz Centre151Yes
Primary schoolNorthshore Primary School292Yes

The overall score is a weighted average of six parts, each from 1 to 10: MRT or LRT 20%, city centre 20%, everyday amenities 15%, lease left 15%, resale results 20%, how often flats sell 10%.

MRT or LRT: 250 m or less to the nearest station exit scores 10, 1.5 km or more scores 1. City centre: 4 km or less from Raffles Place scores 10, 18 km or more scores 1. Both are straight-line distances, not walking routes.

Everyday amenities: how many of six types are within reach. A hawker centre, supermarket, park, CHAS clinic and pre-school count within 500 m, a primary school within 1 km. Each is measured to the point its publisher marks for it, so a large park can start nearer than its distance here.

Lease left: 95 years or more scores 10, 40 years or fewer scores 1.

Resale results and how often flats sell are ranked against the other blocks in the same town: the lowest in town scores 1, the highest 10.

The score compares blocks with each other. It is not a valuation and not advice on whether to buy.

The lists of supermarkets, CHAS clinics and pre-schools were last updated by their publishers in June 2024. Newer ones may be missing.

Contains information from LTA MRT Station Exit, Hawker Centres, Parks, CHAS Clinics, Pre-Schools Location, General information of schools and List of Supermarket Licences accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.

Contains information from HDB Existing Building accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.

How resales here compare

Over the 12 months to Sep 2026, 100% of 937 resales in Punggol sold above an identical flat's earlier price.

Median change +46.7% before costs (middle half +39.6% to +54.6%), about +6.3% a year. The identical flat had last sold a median 5.8 years earlier.

After stamp duty: +44.2% for a citizen household, +37.4% for a household of permanent residents.

After typical costs: +38.0% for a citizen household (100% above), +31.7% for permanent residents.

How these figures work

Each resale is compared with the most recent sale of an identical flat (same block, floor band, flat type, model, size and lease) at least five years earlier. HDB publishes no unit numbers, so this is not any owner's own purchase price.

"After stamp duty" deducts buyer's stamp duty at the rates in force on the earlier purchase, and 5% additional buyer's stamp duty for households of permanent residents from 12 January 2013. Seller's stamp duty never applies after five years.

"After typical costs" also deducts 2% seller and 1% buyer agent commission, S$3,000 legal fees for each side, HDB and registry fees and mortgage stamp duty. Commission is not regulated and varies.

Contains information from Resale Flat Prices and HDB Property Information accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.

Resales in the last 24 months

For sale or rent in Blk 420B Northshore Dr

Nearby blocks

All HDB blocks in Punggol · All Singapore areas