Blk 421B Northshore Dr

9 filed resale transactions · Punggol · 94 years 03 months of lease left

Median, per square foot
842 psf
Observed range
$784 — $929 psf
S$785k median price

Lease to 2120 · 9 filed transactions

S$785k
Median price
9
Filed transactions
17%
Spread, low to high

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month4 months with a sale

May '26 · S$455kAug '26 · S$830k

The transactions behind those figures9 of 9

Nothing modelled — these are the filed sales.

96 sqm · storey 22–244 ROOM · Model A · 2026-08
S$860,000$832 psf
96 sqm · storey 19–214 ROOM · Model A · 2026-08
S$830,000$803 psf
93 sqm · storey 10–124 ROOM · Model A · 2026-08
S$800,000$799 psf
38 sqm · storey 01–032 ROOM · 2-room · 2026-07
S$380,000$929 psf
93 sqm · storey 04–064 ROOM · Model A · 2026-07
S$785,000$784 psf
38 sqm · storey 01–032 ROOM · 2-room · 2026-06
S$360,000$880 psf
38 sqm · storey 16–182 ROOM · 2-room · 2026-05
S$356,000$870 psf
47 sqm · storey 04–062 ROOM · 2-room · 2026-05
S$455,000$899 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

Where it sits in Punggol487 blocks

S$842 psf puts this block in band 6 of 6 for Punggol — 484 of 487 blocks with a filed median went for less.

Skip the map
S$480S$924median psf, six equal-sized groups in this town
Blk 421B Northshore Dr among 487 blocks in the same town. Outline: URA Master Plan planning area. Positions: OneMap. No distance or route is shown — only where things are. Shading is each block’s own median psf from its filed resales, in six equal-sized groups of this town.

What the floor is worth

This block—

Not enough filed sales at both ends of this block to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

PUNGGOL, typical block+11.2%

Middle of 57 blocks in PUNGGOL that clear the bar — half fall between +6.4% and +13.4%. 2 came out negative — high floors sold for less in 2 of them.

Every band in PUNGGOL, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01 TO 03S$609313
04 TO 06S$639499
07 TO 09S$659525
10 TO 12S$667541
13 TO 15S$674499
16 TO 18S$687299
19 TO 21S$73934
22 TO 24S$75815

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-10T21:08:48.055Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Punggol Point
350m
Primary schools within 1km
1
nearest 127m
Primary schools · straight-line distance
  • Northshore Primary School127m
4 more between 1km and 2km
  • Punggol Cove Primary School1.1km
  • Valour Primary School1.5km
  • Punggol View Primary School1.6km
  • Oasis Primary School1.8km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Punggol Point350m
  • Samudera454m
  • Ne18727m
Also nearby
  • Hawker centrePunggol Coast Hawker Centre677m
  • ParkPunggol Heritage Trail Phase 1829m
  • Other schoolsYusof Ishak Secondary School1.7km

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

10blocks within 300m
$713–$847the middle half, per sq ft
$774median of those sales

From 106 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 421A Northshore Dr88m2026-0919–2147 sqm$939
Blk 409C Northshore Dr259m2026-0904–0667 sqm$693
Blk 409C Northshore Dr259m2026-0904–0694 sqm$653
Blk 421C Northshore Dr66m2026-0810–1247 sqm$899
Blk 421C Northshore Dr66m2026-0807–0968 sqm$833
Blk 421C Northshore Dr66m2026-0816–1868 sqm$844
Blk 421C Northshore Dr66m2026-0813–1568 sqm$854
Blk 421C Northshore Dr66m2026-0813–1568 sqm$861
Blk 422B Northshore Dr82m2026-0804–0693 sqm$699
Blk 422B Northshore Dr82m2026-0807–0993 sqm$789
Blk 422B Northshore Dr82m2026-0801–0393 sqm$709
Blk 409D Northshore Dr219m2026-0819–21112 sqm$713
Blk 421C Northshore Dr66m2026-0704–0638 sqm$966
Blk 421C Northshore Dr66m2026-0719–2168 sqm$847
Blk 422B Northshore Dr82m2026-0719–2193 sqm$871

The 15 most recent are listed, out of 106 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.
Hear when something is filed here

HDB publishes resale registrations by month, with a lag — so this tells you what the register now shows for Blk 421B Northshore Dr, not what happened yesterday. Nothing goes out in a month when nothing was filed.

One click stops it, and stopping deletes the record rather than flagging it. Your address is never sold, never passed on, and never used for anything else. No phone number is asked for and none is stored.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$785,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$785,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$19,913
Cash in handS$382,671
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.