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HDB · 822170

Blk 170B Punggol Field

Project page · 99-year lease from 2014

Indicative value range
S$608,530 – S$719,103
Indicative mid S$653,913 · S$7,108 psm

Based on 71 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 169A07 TO 0993 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Oct 2026Blk 269B07 TO 0993 sqmS$715,000S$7,688 psm×1.000S$7,688 psm
Oct 2026Blk 228A04 TO 0696 sqmS$665,000S$6,927 psm×1.000S$6,927 psm
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 169C04 TO 0692 sqmS$585,000S$6,359 psm×1.000S$6,359 psm
Oct 2026Blk 169C07 TO 0992 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Oct 2026Blk 173C10 TO 1290 sqmS$580,000S$6,444 psm×1.000S$6,444 psm
Oct 2026Blk 228B10 TO 1296 sqmS$679,000S$7,073 psm×1.000S$7,073 psm
Sept 2026Blk 269B10 TO 1293 sqmS$738,888S$7,945 psm×1.000S$7,945 psm
Sept 2026Blk 270C07 TO 0997 sqmS$775,000S$7,990 psm×1.000S$7,990 psm
Sept 2026Blk 169C07 TO 0992 sqmS$655,000S$7,120 psm×1.000S$7,120 psm
Sept 2026Blk 173B04 TO 0690 sqmS$565,000S$6,278 psm×1.000S$6,278 psm
Sept 2026Blk 258B04 TO 0693 sqmS$645,000S$6,935 psm×1.000S$6,935 psm
Sept 2026Blk 228B10 TO 1296 sqmS$695,000S$7,240 psm×1.000S$7,240 psm
Sept 2026Blk 228B07 TO 0996 sqmS$670,000S$6,979 psm×1.000S$6,979 psm
Sept 2026Blk 170C01 TO 0392 sqmS$615,000S$6,685 psm×1.000S$6,685 psm
Sept 2026Blk 259A01 TO 0393 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Aug 2026Blk 168C13 TO 1592 sqmS$656,888S$7,140 psm×1.000S$7,140 psm
Aug 2026Blk 259B04 TO 0693 sqmS$638,000S$6,860 psm×1.000S$6,860 psm
Aug 2026Blk 269C04 TO 0693 sqmS$635,000S$6,828 psm×1.000S$6,828 psm
Aug 2026Blk 269B04 TO 0696 sqmS$760,000S$7,917 psm×1.000S$7,917 psm
Aug 2026Blk 175A04 TO 0690 sqmS$582,000S$6,467 psm×1.000S$6,467 psm
Aug 2026Blk 169B10 TO 1293 sqmS$648,000S$6,968 psm×1.000S$6,968 psm
Jul 2026Blk 168D04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Jul 2026Blk 270A04 TO 0693 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Jul 2026Blk 258A04 TO 0693 sqmS$624,888S$6,719 psm×1.000S$6,719 psm
Jul 2026Blk 258A01 TO 0393 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Jun 2026Blk 168C01 TO 0393 sqmS$576,888S$6,203 psm×0.999S$6,194 psm
Jun 2026Blk 269A16 TO 1897 sqmS$818,168S$8,435 psm×0.999S$8,422 psm
Jun 2026Blk 270B07 TO 0993 sqmS$788,000S$8,473 psm×0.999S$8,461 psm
May 2026Blk 268B10 TO 1297 sqmS$790,000S$8,144 psm×0.999S$8,132 psm
May 2026Blk 267B13 TO 1593 sqmS$750,000S$8,065 psm×0.999S$8,053 psm
May 2026Blk 259C07 TO 0993 sqmS$662,000S$7,118 psm×0.999S$7,108 psm
May 2026Blk 259C07 TO 0993 sqmS$650,000S$6,989 psm×0.999S$6,979 psm
May 2026Blk 268B07 TO 0993 sqmS$680,000S$7,312 psm×0.999S$7,301 psm
May 2026Blk 269A10 TO 1299 sqmS$786,000S$7,939 psm×0.999S$7,928 psm
May 2026Blk 258C04 TO 0693 sqmS$650,000S$6,989 psm×0.999S$6,979 psm
Apr 2026Blk 268D13 TO 1593 sqmS$720,000S$7,742 psm×0.999S$7,730 psm
Apr 2026Blk 268D01 TO 0395 sqmS$638,000S$6,716 psm×0.999S$6,706 psm
Apr 2026Blk 268B04 TO 0697 sqmS$738,000S$7,608 psm×0.999S$7,597 psm
Mar 2026Blk 173C10 TO 1290 sqmS$595,000S$6,611 psm×0.996S$6,582 psm
Mar 2026Blk 267C07 TO 0997 sqmS$753,888S$7,772 psm×0.996S$7,738 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 169C10 TO 1292 sqmS$658,000S$7,152 psm×0.996S$7,121 psm
Mar 2026Blk 267A10 TO 1297 sqmS$780,000S$8,041 psm×0.996S$8,006 psm
Mar 2026Blk 173A10 TO 1288 sqmS$580,000S$6,591 psm×0.996S$6,562 psm
Feb 2026Blk 259A10 TO 1293 sqmS$698,000S$7,505 psm×0.996S$7,472 psm
Feb 2026Blk 169B13 TO 1593 sqmS$670,000S$7,204 psm×0.996S$7,172 psm
Jan 2026Blk 269C13 TO 1593 sqmS$725,888S$7,805 psm×0.996S$7,771 psm
Jan 2026Blk 270A10 TO 1293 sqmS$758,000S$8,151 psm×0.996S$8,114 psm
Jan 2026Blk 169C04 TO 0692 sqmS$598,000S$6,500 psm×0.996S$6,471 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 270A16 TO 1897 sqmS$805,000S$8,299 psm×0.996S$8,262 psm
Jan 2026Blk 169C13 TO 1592 sqmS$665,000S$7,228 psm×0.996S$7,196 psm
Jan 2026Blk 199B10 TO 1290 sqmS$588,000S$6,533 psm×0.996S$6,504 psm
Jan 2026Blk 268B16 TO 1897 sqmS$800,000S$8,247 psm×0.996S$8,211 psm
Jan 2026Blk 267C13 TO 1599 sqmS$800,000S$8,081 psm×0.996S$8,045 psm
Jan 2026Blk 269C13 TO 1596 sqmS$760,000S$7,917 psm×0.996S$7,882 psm
Jan 2026Blk 106C13 TO 1585 sqmS$500,000S$5,882 psm×0.996S$5,856 psm
Jan 2026Blk 270B01 TO 0397 sqmS$770,000S$7,938 psm×0.996S$7,903 psm
Jan 2026Blk 269C13 TO 1593 sqmS$705,000S$7,581 psm×0.996S$7,547 psm
Jan 2026Blk 258C16 TO 1893 sqmS$670,000S$7,204 psm×0.996S$7,172 psm
Jan 2026Blk 269C13 TO 1597 sqmS$766,000S$7,897 psm×0.996S$7,862 psm
Dec 2025Blk 268C16 TO 1897 sqmS$772,000S$7,959 psm×0.995S$7,916 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
Dec 2025Blk 268A10 TO 1293 sqmS$710,000S$7,634 psm×0.995S$7,593 psm
Dec 2025Blk 269A10 TO 1293 sqmS$772,888S$8,311 psm×0.995S$8,266 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.

5.87% gross yield

S$38,400 of rent a year against the estimate above · 0.12 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.

In Punggol, flats of this type with 80 to 89 years of lease left yield 5.75%, from 31 blocks.

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$653,913?

Buying: Stamp duty on S$653,913 · Cash and CPF needed on S$653,913 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$653,913.

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

Primary schools near 170b 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 2022
Blk 170B · 4 ROOM · 16 TO 18 · Model A · 91 years left
92 sqmS$592,300S$6,438 psm
Oct 2022
Blk 170B · 4 ROOM · 16 TO 18 · Model A · 91 years left
92 sqmS$575,888S$6,260 psm
Apr 2022
Blk 170B · 5 ROOM · 10 TO 12 · Improved · 91 years left
112 sqmS$630,000S$5,625 psm
Mar 2022
Blk 170B · 4 ROOM · 16 TO 18 · Model A · 91 years left
92 sqmS$568,000S$6,174 psm
See more

Showing 4 of 19.

Sale prices as filed in caveats.

Where the lease takes this

About 86 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 years81 yearsS$613,993S$677,898S$730,994S$747,016
10 years76 yearsS$573,794S$699,451S$813,311S$849,355
20 years66 yearsS$519,525S$771,987S$1,043,780S$1,138,344

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.