A high-floor 4-room resale flat, 1,033 sqft (96 sqm) with balcony — unblocked outlook, and a layout whose kitchen wall is free to open onto living/dining, verified against the actual HDB floor plan.
Checked against the actual HDB floor plan: the household shelter sits centrally, away from the kitchen, and the kitchen/living-dining wall is a standard partition, not structural. Not yet done — a buyer's opportunity, subject to HDB renovation approval.
A high floor with an unblocked view is a rare pairing in a Punggol 4-room resale at this price point, and 1,033 sqft (96 sqm) sits above the 93 sqm norm for the flat type in the town. See the site plan below for why the outlook is actually clear.
Soo Teck LRT is a 2.5-minute walk; the Punggol MRT/bus interchange and Waterway Point mall are both under 10 minutes on foot.
Most photos virtually staged for illustration — furniture shown is digitally added and not included; actual unit layout unchanged. Some photos are digitally decluttered or digitally enhanced only (brightness/lens correction). Personal photos replaced with generic artwork for privacy.
Official HDB floor plan (Type 4RM-PB(E)-6B) — the unit number, order reference and request date/time have been cropped out. Illustrative and not to scale; furniture shown is not included. The household shelter sits centrally, clear of the kitchen wall.
Agent's own read of the estate site plan (above), not an independently-surveyed bearing calculation.
The open-concept kitchen is a layout opportunity, not a completed renovation. Verified against the actual HDB floor plan (below): the household shelter sits centrally between the main bedroom and bathrooms, clear of the kitchen, and the kitchen/living-dining wall is a standard partition, not structural. Any hacking is subject to HDB renovation approval and on-site verification.
Confirmed via MOE's official OneMap School Query for this exact address (822268), run by Andrea 9 Aug 2026 — the authoritative source for P1 eligibility (MOE measures boundary-to-boundary, not centre-to-centre, which is why this reads tighter than a straight-line estimate). All 5 nearby primaries fall within 1km.
OneMap-routed distances/times; ratings via Google Places, indicative and subject to change. School distances follow MOE's 1km/2km basis — confirm the exact block on MOE's school-home distance tool.
| School | Dist | Band | Applied / places | Outcome |
|---|---|---|---|---|
| Punggol Green Primary School | 270m | 2C | 118 / 58 | Balloted |
| Valour Primary School | 393m | 2C | 88 / 57 | Balloted |
| Punggol Cove Primary School | 885m | 2C | 26 / 126 | No ballot |
| Punggol View Primary School | ~900m | 2C | 56 / 77 | No ballot |
| Compassvale Primary School | 1.04km | 2C | 112 / 96 | Balloted |
P1 Phase 2C, MOE — 3 of the 5 nearby primaries balloted; Punggol Cove and Punggol View currently have spare capacity. Check live on MOE SchoolFinder ↗
🚌 Bus is the practical link:
Times are indicative — weekday 08:30 for public transport (OneMap routing); drive times are off-peak, no live traffic — both vary with actual conditions.
| Size | Storey | Sold | Tenure | Price | psf |
|---|---|---|---|---|---|
| 1,033 sqft (96 sqm) this unit · high floor · balcony | Blk 268B | Asking | 99-yr LH | S$820,000 | S$794 |
| 97 sqm | Blk 268B · #16-18 | Jan 2026 | 99-yr LH | S$800,000 | S$766 |
| 97 sqm | Blk 268B · #10-12 | May 2026 | 99-yr LH | S$790,000 | S$757 |
| 93 sqm | Blk 270B · #07-09 | Jun 2026 | 99-yr LH | S$788,000 | S$787 |
| 97 sqm | Blk 268C · #16-18 | Dec 2025 | 99-yr LH | S$772,000 | S$739 |
| 97 sqm | Blk 268B · #04-06 | Apr 2026 | 99-yr LH | S$738,000 | S$707 |
| 93 sqm | Blk 267B · #13-15 | May 2026 | 99-yr LH | S$750,000 | S$749 |
| 93 sqm | Blk 268D · #13-15 | Apr 2026 | 99-yr LH | S$720,000 | S$719 |
| 93 sqm | Blk 268A · #10-12 | Dec 2025 | 99-yr LH | S$710,000 | S$709 |
| 93 sqm | Blk 268B · #07-09 | May 2026 | 99-yr LH | S$680,000 | S$679 |
| 93 sqm | Blk 269C · #04-06 | Aug 2026 | 99-yr LH | S$635,000 | S$634 |
Every 4-room resale transaction within 200m of Punggol Sapphire in the last 12 months (38 total; a representative selection shown), pulled directly from HDB's own map tool — not a town-wide or self-reported estimate. The asking price sits above the highest recorded transaction in this 200m radius over the same period (S$800,000) — priced on the unblocked outlook, balcony and open-concept-capable layout, not a psf comparison.
Source: HDB Map (hdb.gov.sg/hdb-map) — resale transactions within 200m of the block, data as at 9 Aug 2026 (last 12 months: Aug 2025–Aug 2026).
Singapore Institute of Technology's purpose-built Punggol campus — 12,000 students and 500+ faculty — officially opens 16 Sep 2026, with PM Lawrence Wong attending, inside JTC's Punggol Digital District, which is slated for 28,000 jobs at full build-out. A resident daytime population arriving in the same town this flat sits in.
Checked against the actual HDB floor plan: the household shelter sits centrally, away from the kitchen, leaving that wall free for an open-concept knock-through — not yet done, a buyer's opportunity, subject to HDB approval.
No BTO wait, no balloting your own flat — an existing high-floor unit with an unblocked outlook and a balcony, ready to view.
Sourced, present-tense fact (JTC / SIT). Not a forecast, an assurance of returns, or financial advice. Draw your own conclusion and verify independently.
Indicative only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
Published government plans near this property — the facts, with sources. What they mean for value is a question worth asking.
HDB resale price index sat at 202.8 in Q2 2026 (-0.3% QoQ, -0.0% YoY) (HDB via data.gov.sg).
Who actually lives here — this subzone, Census 2020.
Young families are over-represented here versus Singapore as a whole — which trades serve that best?
General market information on this page was last updated on 29 Aug 2026.
The real number, what it means here, and the question it leaves you with.
Indicative answers — confirm figures with your lawyer, HDB and IRAS.
Not quite the one? A few more from the current collection in a similar bracket — happy to walk you through any of them.
For buyers who haven't transacted before: the resale journey, stage by stage.
Indicative for an HDB resale purchase — option/exercise fees are HDB-set caps, not a % of price. Confirm current amounts on the HDB Flat Portal and with your lawyer.
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