homequant
HDB · 824196

Blk 196D Punggol Field

Project page · 99-year lease from 2003

Indicative value range
S$537,142 – S$555,200
Indicative mid S$547,777 · S$6,444 psm

Based on 23 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 202B04 TO 0685 sqmS$565,000S$6,647 psm×1.000S$6,647 psm
Oct 2026Blk 173C04 TO 0690 sqmS$570,000S$6,333 psm×1.000S$6,333 psm
Oct 2026Blk 173C10 TO 1290 sqmS$580,000S$6,444 psm×1.000S$6,444 psm
Sept 2026Blk 106B04 TO 0690 sqmS$580,000S$6,444 psm×1.000S$6,444 psm
Sept 2026Blk 110C07 TO 0985 sqmS$532,000S$6,259 psm×1.000S$6,259 psm
Sept 2026Blk 173B04 TO 0690 sqmS$565,000S$6,278 psm×1.000S$6,278 psm
Sept 2026Blk 175C10 TO 1290 sqmS$605,000S$6,722 psm×1.000S$6,722 psm
Aug 2026Blk 175A04 TO 0690 sqmS$582,000S$6,467 psm×1.000S$6,467 psm
Jul 2026Blk 102D04 TO 0690 sqmS$570,000S$6,333 psm×1.000S$6,333 psm
Jul 2026Blk 102D10 TO 1290 sqmS$585,000S$6,500 psm×1.000S$6,500 psm
Apr 2026Blk 110B10 TO 1290 sqmS$533,888S$5,932 psm×0.999S$5,923 psm
Mar 2026Blk 173C10 TO 1290 sqmS$595,000S$6,611 psm×0.996S$6,582 psm
Mar 2026Blk 173A04 TO 0688 sqmS$555,888S$6,317 psm×0.996S$6,289 psm
Mar 2026Blk 196B07 TO 0990 sqmS$582,800S$6,476 psm×0.996S$6,447 psm
Mar 2026Blk 173A10 TO 1288 sqmS$580,000S$6,591 psm×0.996S$6,562 psm
Mar 2026Blk 106C04 TO 0690 sqmS$575,000S$6,389 psm×0.996S$6,361 psm
Feb 2026Blk 101D04 TO 0690 sqmS$570,000S$6,333 psm×0.996S$6,305 psm
Jan 2026Blk 202A04 TO 0685 sqmS$560,000S$6,588 psm×0.996S$6,559 psm
Jan 2026Blk 110B16 TO 1891 sqmS$588,000S$6,462 psm×0.996S$6,433 psm
Jan 2026Blk 199B10 TO 1290 sqmS$588,000S$6,533 psm×0.996S$6,504 psm
Jan 2026Blk 106C13 TO 1585 sqmS$500,000S$5,882 psm×0.996S$5,856 psm
Dec 2025Blk 173B13 TO 1590 sqmS$625,000S$6,944 psm×0.995S$6,907 psm
Dec 2025Blk 199D04 TO 0690 sqmS$582,888S$6,477 psm×0.995S$6,442 psm

How accurate is this estimate for Punggol Field?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 139 sales in Punggol Field since.

Median error
4.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.01% gross yield

S$38,400 of rent a year against the estimate above · 0.81 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 61 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 105 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026270B4 ROOMS$3,700
Sept 2026173C4 ROOMS$3,200
Sept 2026106C4 ROOMS$3,100
Sept 2026169C4 ROOMS$3,100
Sept 2026110C4 ROOMS$3,000
Sept 2026169A4 ROOMS$3,000
Aug 2026268D4 ROOMS$3,600
Aug 2026270A4 ROOMS$3,400

median of 61 HDB rental approvals for 4 ROOM on Punggol Field since 2025-11.

Buying or selling at S$547,777?

Buying: Stamp duty on S$547,777 · Cash and CPF needed on S$547,777 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$547,777.

Each opens with this figure filled in; change anything there.

Primary schools near 196d Punggol Field

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 196D · 4 ROOM · 13 TO 15 · Model A · 77 years left
90 sqmS$590,888S$6,565 psm
Sept 2025
Blk 196D · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$675,888S$6,144 psm
Apr 2025
Blk 196D · 4 ROOM · 13 TO 15 · Model A · 77 years left
90 sqmS$595,000S$6,611 psm
Nov 2024
Blk 196D · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$650,000S$5,909 psm
Mar 2023
Blk 196D · 4 ROOM · 07 TO 09 · Model A · 79 years left
85 sqmS$480,000S$5,647 psm
Feb 2023
Blk 196D · 4 ROOM · 07 TO 09 · Model A · 80 years left
85 sqmS$475,000S$5,588 psm
Dec 2022
Blk 196D · 5 ROOM · 10 TO 12 · Improved · 80 years left
110 sqmS$599,888S$5,454 psm
Dec 2022
Blk 196D · 4 ROOM · 13 TO 15 · Model A · 80 years left
85 sqmS$491,188S$5,779 psm
Oct 2022
Blk 196D · 4 ROOM · 07 TO 09 · Model A · 80 years left
85 sqmS$480,000S$5,647 psm
Mar 2022
Blk 196D · 5 ROOM · 07 TO 09 · Improved · 80 years left
110 sqmS$508,000S$4,618 psm
See more

Showing 10 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 75 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years70 yearsS$516,953S$570,758S$615,462S$628,952
10 years65 yearsS$495,969S$604,584S$703,001S$734,156
20 years55 yearsS$463,120S$688,172S$930,456S$1,014,753

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.