homequant
HDB · 823211

Blk 211C Punggol Walk

Project page · 99-year lease from 2014

Indicative value range
S$657,770 – S$758,500
Indicative mid S$709,443 · S$7,711 psm

Based on 80 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 310B07 TO 0992 sqmS$683,000S$7,424 psm×1.000S$7,424 psm
Oct 2026Blk 271D13 TO 1592 sqmS$795,888S$8,651 psm×1.000S$8,651 psm
Oct 2026Blk 308A13 TO 1592 sqmS$750,000S$8,152 psm×1.000S$8,152 psm
Oct 2026Blk 271A10 TO 1293 sqmS$800,888S$8,612 psm×1.000S$8,612 psm
Sept 2026Blk 308A13 TO 1592 sqmS$758,000S$8,239 psm×1.000S$8,239 psm
Sept 2026Blk 271D10 TO 1293 sqmS$760,000S$8,172 psm×1.000S$8,172 psm
Sept 2026Blk 211A10 TO 1292 sqmS$678,000S$7,370 psm×1.000S$7,370 psm
Sept 2026Blk 310B07 TO 0992 sqmS$685,000S$7,446 psm×1.000S$7,446 psm
Sept 2026Blk 310B07 TO 0992 sqmS$702,000S$7,630 psm×1.000S$7,630 psm
Sept 2026Blk 308C10 TO 1292 sqmS$730,000S$7,935 psm×1.000S$7,935 psm
Aug 2026Blk 272D04 TO 0692 sqmS$780,000S$8,478 psm×1.000S$8,478 psm
Aug 2026Blk 271D13 TO 1593 sqmS$790,000S$8,495 psm×1.000S$8,495 psm
Aug 2026Blk 272D07 TO 0993 sqmS$788,000S$8,473 psm×1.000S$8,473 psm
Aug 2026Blk 308A01 TO 0392 sqmS$688,000S$7,478 psm×1.000S$7,478 psm
Aug 2026Blk 272A04 TO 0693 sqmS$748,000S$8,043 psm×1.000S$8,043 psm
Aug 2026Blk 213C07 TO 0993 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Aug 2026Blk 310C07 TO 0992 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
Aug 2026Blk 213B07 TO 0993 sqmS$655,000S$7,043 psm×1.000S$7,043 psm
Aug 2026Blk 213A04 TO 0693 sqmS$646,000S$6,946 psm×1.000S$6,946 psm
Aug 2026Blk 272C10 TO 1293 sqmS$785,000S$8,441 psm×1.000S$8,441 psm
Jul 2026Blk 272D07 TO 0992 sqmS$760,000S$8,261 psm×1.000S$8,261 psm
Jul 2026Blk 308A07 TO 0992 sqmS$756,000S$8,217 psm×1.000S$8,217 psm
Jul 2026Blk 310C16 TO 1892 sqmS$736,000S$8,000 psm×1.000S$8,000 psm
Jul 2026Blk 213B01 TO 0393 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Jul 2026Blk 308C04 TO 0692 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Jul 2026Blk 272A10 TO 1297 sqmS$820,000S$8,454 psm×1.000S$8,454 psm
Jul 2026Blk 272A10 TO 1297 sqmS$810,000S$8,351 psm×1.000S$8,351 psm
Jul 2026Blk 310C16 TO 1892 sqmS$710,000S$7,717 psm×1.000S$7,717 psm
Jul 2026Blk 213A04 TO 0693 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Jul 2026Blk 272A07 TO 0993 sqmS$788,000S$8,473 psm×1.000S$8,473 psm
Jul 2026Blk 310A04 TO 0692 sqmS$708,888S$7,705 psm×1.000S$7,705 psm
Jul 2026Blk 272C10 TO 1293 sqmS$780,000S$8,387 psm×1.000S$8,387 psm
Jul 2026Blk 272C07 TO 0993 sqmS$750,000S$8,065 psm×1.000S$8,065 psm
Jul 2026Blk 211D07 TO 0992 sqmS$658,000S$7,152 psm×1.000S$7,152 psm
Jun 2026Blk 212B10 TO 1293 sqmS$665,000S$7,151 psm×0.999S$7,140 psm
Jun 2026Blk 310B01 TO 0392 sqmS$642,000S$6,978 psm×0.999S$6,968 psm
Jun 2026Blk 211C07 TO 0992 sqmS$660,000S$7,174 psm×0.999S$7,163 psm
May 2026Blk 211B01 TO 0392 sqmS$627,500S$6,821 psm×0.999S$6,811 psm
May 2026Blk 212A07 TO 0993 sqmS$640,000S$6,882 psm×0.999S$6,872 psm
May 2026Blk 308A16 TO 1892 sqmS$745,000S$8,098 psm×0.999S$8,086 psm
May 2026Blk 310A10 TO 1292 sqmS$705,000S$7,663 psm×0.999S$7,652 psm
May 2026Blk 213C01 TO 0393 sqmS$645,000S$6,935 psm×0.999S$6,925 psm
May 2026Blk 310B04 TO 0692 sqmS$682,000S$7,413 psm×0.999S$7,402 psm
Apr 2026Blk 271A07 TO 0993 sqmS$770,000S$8,280 psm×0.999S$8,267 psm
Apr 2026Blk 310A07 TO 0992 sqmS$709,000S$7,707 psm×0.999S$7,695 psm
Apr 2026Blk 308A07 TO 0992 sqmS$745,000S$8,098 psm×0.999S$8,086 psm
Apr 2026Blk 271A10 TO 1293 sqmS$795,000S$8,548 psm×0.999S$8,536 psm
Apr 2026Blk 213A13 TO 1593 sqmS$680,000S$7,312 psm×0.999S$7,301 psm
Apr 2026Blk 308B04 TO 0692 sqmS$699,000S$7,598 psm×0.999S$7,587 psm
Apr 2026Blk 212A04 TO 0693 sqmS$600,000S$6,452 psm×0.999S$6,442 psm
Mar 2026Blk 271A13 TO 1593 sqmS$780,000S$8,387 psm×0.996S$8,350 psm
Mar 2026Blk 272D07 TO 0993 sqmS$790,000S$8,495 psm×0.996S$8,457 psm
Mar 2026Blk 310A10 TO 1292 sqmS$718,000S$7,804 psm×0.996S$7,770 psm
Mar 2026Blk 211A04 TO 0692 sqmS$653,888S$7,107 psm×0.996S$7,076 psm
Mar 2026Blk 271B04 TO 0693 sqmS$785,000S$8,441 psm×0.996S$8,404 psm
Mar 2026Blk 271A04 TO 0693 sqmS$725,388S$7,800 psm×0.996S$7,765 psm
Mar 2026Blk 212B13 TO 1593 sqmS$650,000S$6,989 psm×0.996S$6,958 psm
Mar 2026Blk 310B07 TO 0992 sqmS$693,000S$7,533 psm×0.996S$7,499 psm
Mar 2026Blk 271D07 TO 0994 sqmS$780,000S$8,298 psm×0.996S$8,261 psm
Mar 2026Blk 308B16 TO 1892 sqmS$730,000S$7,935 psm×0.996S$7,900 psm
Mar 2026Blk 212A04 TO 0693 sqmS$660,000S$7,097 psm×0.996S$7,065 psm
Feb 2026Blk 272A04 TO 0693 sqmS$760,000S$8,172 psm×0.996S$8,136 psm
Feb 2026Blk 271B10 TO 1294 sqmS$775,000S$8,245 psm×0.996S$8,208 psm
Feb 2026Blk 310B07 TO 0992 sqmS$680,000S$7,391 psm×0.996S$7,359 psm
Feb 2026Blk 211B04 TO 0692 sqmS$660,000S$7,174 psm×0.996S$7,142 psm
Jan 2026Blk 308A13 TO 1592 sqmS$740,000S$8,043 psm×0.996S$8,008 psm
Jan 2026Blk 308C07 TO 0992 sqmS$690,000S$7,500 psm×0.996S$7,467 psm
Jan 2026Blk 308B10 TO 1292 sqmS$745,000S$8,098 psm×0.996S$8,062 psm
Jan 2026Blk 272C07 TO 0997 sqmS$816,888S$8,422 psm×0.996S$8,384 psm
Jan 2026Blk 211A13 TO 1595 sqmS$730,000S$7,684 psm×0.996S$7,650 psm
Jan 2026Blk 310B01 TO 0392 sqmS$635,000S$6,902 psm×0.996S$6,872 psm
Jan 2026Blk 272D10 TO 1293 sqmS$820,000S$8,817 psm×0.996S$8,778 psm
Dec 2025Blk 308B10 TO 1292 sqmS$715,000S$7,772 psm×0.995S$7,730 psm
Dec 2025Blk 310C07 TO 0992 sqmS$720,000S$7,826 psm×0.995S$7,784 psm
Dec 2025Blk 310B07 TO 0992 sqmS$700,000S$7,609 psm×0.995S$7,568 psm
Dec 2025Blk 310B10 TO 1292 sqmS$640,000S$6,957 psm×0.995S$6,919 psm
Dec 2025Blk 310B07 TO 0992 sqmS$650,000S$7,065 psm×0.995S$7,027 psm
Dec 2025Blk 310A07 TO 0992 sqmS$668,100S$7,262 psm×0.995S$7,223 psm
Dec 2025Blk 271D16 TO 1892 sqmS$800,000S$8,696 psm×0.995S$8,649 psm
Dec 2025Blk 308B01 TO 0392 sqmS$660,000S$7,174 psm×0.995S$7,135 psm

How accurate is this estimate for Punggol Walk?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 125 sales in Punggol Walk since.

Median error
3.2%

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.

5.75% gross yield

S$40,800 of rent a year against the estimate above

Homes like this rent for about S$3,400 a month, the middle of 62 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 2026308A4 ROOMS$3,700
Sept 2026308A4 ROOMS$3,650
Sept 2026271D4 ROOMS$3,500
Sept 2026308A4 ROOMS$3,500
Sept 2026271A4 ROOMS$3,500
Sept 2026271C4 ROOMS$3,300
Sept 2026310A4 ROOMS$3,250
Sept 2026213A4 ROOMS$2,800

median of 62 HDB rental approvals for 4 ROOM on Punggol Walk since 2025-11.

Buying or selling at S$709,443?

Buying: Stamp duty on S$709,443 · Cash and CPF needed on S$709,443 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$709,443.

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

Primary schools near 211c Punggol Walk

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
Jun 2026
Blk 211C · 4 ROOM · 07 TO 09 · Model A · 87 years left
92 sqmS$660,000S$7,174 psm
Oct 2025
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 88 years left
92 sqmS$690,000S$7,500 psm
Aug 2025
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 88 years left
92 sqmS$698,000S$7,587 psm
Jul 2025
Blk 211C · 4 ROOM · 10 TO 12 · Model A · 88 years left
93 sqmS$670,888S$7,214 psm
Jun 2025
Blk 211C · 4 ROOM · 10 TO 12 · Model A · 88 years left
92 sqmS$660,000S$7,174 psm
Dec 2024
Blk 211C · 3 ROOM · 10 TO 12 · Model A · 89 years left
67 sqmS$530,000S$7,910 psm
Nov 2024
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 89 years left
92 sqmS$665,000S$7,228 psm
Aug 2024
Blk 211C · 4 ROOM · 10 TO 12 · Model A · 89 years left
92 sqmS$655,000S$7,120 psm
Jul 2024
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 89 years left
95 sqmS$690,000S$7,263 psm
Jul 2024
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 89 years left
95 sqmS$675,000S$7,105 psm
Jul 2024
Blk 211C · 4 ROOM · 01 TO 03 · Model A · 89 years left
92 sqmS$585,000S$6,359 psm
Jun 2024
Blk 211C · 4 ROOM · 01 TO 03 · Model A · 89 years left
92 sqmS$572,000S$6,217 psm
Apr 2024
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 89 years left
92 sqmS$633,000S$6,880 psm
Apr 2024
Blk 211C · 4 ROOM · 07 TO 09 · Model A · 89 years left
92 sqmS$630,888S$6,857 psm
Apr 2024
Blk 211C · 4 ROOM · 04 TO 06 · Model A · 89 years left
92 sqmS$598,888S$6,510 psm
Jan 2024
Blk 211C · 4 ROOM · 10 TO 12 · Model A · 89 years left
92 sqmS$605,000S$6,576 psm
Nov 2023
Blk 211C · 4 ROOM · 13 TO 15 · Model A · 90 years left
95 sqmS$661,888S$6,967 psm
Jun 2023
Blk 211C · 3 ROOM · 10 TO 12 · Model A · 90 years left
67 sqmS$450,000S$6,716 psm
Sept 2022
Blk 211C · 4 ROOM · 10 TO 12 · Model A · 91 years left
92 sqmS$545,000S$5,924 psm
Aug 2022
Blk 211C · 4 ROOM · 16 TO 18 · Model A · 91 years left
92 sqmS$577,000S$6,272 psm
Aug 2022
Blk 211C · 3 ROOM · 16 TO 18 · Model A · 91 years left
67 sqmS$436,888S$6,521 psm
Apr 2022
Blk 211C · 4 ROOM · 01 TO 03 · Model A · 91 years left
92 sqmS$487,000S$5,293 psm
See more

Showing 22 of 42.

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$666,133S$735,465S$793,070S$810,453
10 years76 yearsS$622,520S$758,849S$882,378S$921,482
20 years66 yearsS$563,643S$837,545S$1,132,417S$1,235,012

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.