Block 420B Northshore Drive

5 Room · Built 2022 · 94 years remaining lease · Updated Aug 2026

Block 420B Northshore Drive has 1 recorded HDB resale transactions since 2017. Latest sale: $985,000 (Aug 2026, 5 room, floors 04–06). Median $8,565/sqm. Built 2022, 94 years lease remaining.

Latest Sale

$985,000

Aug 2026 · 5 ROOM · Floor 04-06

Median $/sqm

$8,565

Based on 1 transactions

Total Transactions

Since Jan 2017

5-Year Trend

Insufficient data

Town Rankings

All 488 blocks in Punggol

Median Price ?

Top 1%

#2 / 488 Top 1%

Latest Sale ?

Top 1%

#6 / 488 Top 1%

Value ($/sqm) ?

Top 2%

#10 / 488 Top 2%

Price Trend

Source: HDB Resale Flat Prices, data.gov.sg. Updated monthly.

What's Your Unit Worth?

Storey Band

Flat Type

HDB records transactions in 3-storey bands (e.g. 01 TO 03). Pick the band closest to your floor.

Estimated Market Value

How we estimate this → Send to family group

Future Value Projection

▲

Market Appreciation

+3%/yr

▼

Lease Decay

−0.14%/yr

Growth assumption

Using default rate (insufficient transaction history for this block)

Estimated value in --

Market appreciation --

Lease decay --

Net effect --

Projection uses Bala's Table (SLA leasehold model) for lease decay and your selected growth rate for appreciation. Lease decay is non-linear and accelerates as remaining lease shortens. Past growth does not guarantee future performance. Not financial advice.

Lease Decay Projection

0 years 94 years remaining 99 years

94 years 6 months

Remaining lease

↓ 0.14%/yr

Annual lease decay (Bala's Table)

Based on Bala's Table (SLA leasehold relativity model). At 94 years remaining, decay is gradual (~0.14%/yr). It accelerates significantly below 40 years. Market appreciation (historically 2-4%/yr) currently outpaces lease decay for this block.

Rental & Yield

What this block rents for, and the gross rental yield (annual rent ÷ resale price). This block has too few rentals on record, so figures shown are the Punggol average.

Flat type	Median rent /mo	Gross yield	Based on
5-Room	$3,300 typically $3,100–$3,400	5.1%	Punggol avg · block too thin

Gross yield is annual rent before maintenance, property tax, and vacancy, so net return is lower. Renting out a whole HDB flat requires meeting the 5-year Minimum Occupation Period and HDB approval. Rents are owner-declared to HDB and unverified.

Source: HDB Renting Out of Flats, data.gov.sg (Singapore Open Data Licence).

Primary schools nearby

This block is inside the 1 km Primary 1 priority zone for 2 popular schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.

Northshore Primary School 360 m away Within 1 km Punggol Cove Primary School 850 m away Within 1 km Valour Primary School 1.3 km away 1–2 km Punggol View Primary School 1.6 km away 1–2 km Oasis Primary School 1.8 km away 1–2 km Punggol Green Primary School 1.9 km away · 2.0× demand 1–2 km

Compare homes near all 50 popular schools

Distances are straight-line estimates from this block, indicative only. MOE measures from its own school reference point, so confirm the exact distance before relying on it.

Where this home sits, and its schools

2 schools in the 1 km top-priority zone

This home
School within 1 km
School 1–2 km
1km ring, top priority
2km ring, next tier

Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.

Nearby comparable homes

Other HDB blocks closest to Block 420B Northshore Drive in Punggol, with their median resale price. Useful for comparing what a flat here costs against its immediate neighbours.

Blk 419B Northshore Drive70 m away · 2 ROOM & 3 ROOM$420K median Blk 419C Northshore Drive80 m away · 2 ROOM$392K median Blk 409B Northshore Drive150 m away · 3 ROOM & 4 ROOM & 5 ROOM$718K median Blk 409C Northshore Drive150 m away · 3 ROOM & 4 ROOM & 5 ROOM$719K median Blk 409D Northshore Drive160 m away · 3 ROOM & 4 ROOM & 5 ROOM$863K median Blk 409A Northshore Drive160 m away · 3 ROOM & 4 ROOM & 5 ROOM$768K median

See all HDB blocks in Punggol

Distances are straight-line estimates from this home, indicative only. Prices are medians of recorded resale transactions, not asking prices.

All Transactions

Date	Floor	Type	Area	Price	$/sqm
Aug 2026	04 TO 06	5 ROOM	115 sqm	$985,000	$8,565

Showing 1 of 1 transactions

Source: HDB Resale Flat Prices, data.gov.sg (Singapore Open Data Licence).

About Block 420B Northshore Drive

Block 420B Northshore Drive is one of the newer HDB blocks in Punggol, built in 2022 with around 94 years still on its lease. Its median runs about 93% above the Punggol median, ahead of around 99% of the town's blocks. It has a relatively light resale record, with 1 transactions since 2017 across 5 room flats priced from $985,000 to $985,000. The most recent transaction was a 5 room flat on storeys 04 TO 06 at $985,000 in Aug 2026, and the median works out to $8,565/sqm. With a long lease still to run, lease decay is minimal at this stage. All transaction data is sourced from data.gov.sg and updated monthly.

Frequently Asked Questions

How much is an HDB flat at Block 420B Northshore Drive worth?

The most recent resale transaction at Block 420B Northshore Drive was $985,000 for a 5 room flat in 2026-08. The median price per square metre across all flat types is $8,565, based on 1 transactions since January 2017. Data sourced from data.gov.sg.

What is the remaining lease for Block 420B Northshore Drive?

Block 420B Northshore Drive was built in 2022 and has approximately 94 years and 6 months remaining on its 99-year lease. Under Bala's Table (the SLA leasehold valuation model), the annual lease decay rate is 0.14%, meaning the leasehold value decreases by approximately 0.14% per year at the current remaining lease.

What flat types are available at Block 420B Northshore Drive?

Block 420B Northshore Drive in Punggol contains 5 room flats. Resale prices range from $985,000 to $985,000 based on historical transaction records from data.gov.sg.