homequant
HDB · 821601

Blk 601A Punggol Ctrl

Project page · 99-year lease from 2012

Indicative value range
S$609,061 – S$675,473
Indicative mid S$632,255 · S$6,798 psm

Based on 46 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 303A04 TO 0693 sqmS$760,000S$8,172 psm×1.000S$8,172 psm
Oct 2026Blk 624B07 TO 0995 sqmS$673,888S$7,094 psm×1.000S$7,094 psm
Oct 2026Blk 64716 TO 1890 sqmS$588,888S$6,543 psm×1.000S$6,543 psm
Sept 2026Blk 162B13 TO 1595 sqmS$628,000S$6,611 psm×1.000S$6,611 psm
Sept 2026Blk 29501 TO 0390 sqmS$561,000S$6,233 psm×1.000S$6,233 psm
Sept 2026Blk 29807 TO 0991 sqmS$620,000S$6,813 psm×1.000S$6,813 psm
Sept 2026Blk 303A07 TO 0994 sqmS$730,000S$7,766 psm×1.000S$7,766 psm
Sept 2026Blk 301C13 TO 1593 sqmS$716,000S$7,699 psm×1.000S$7,699 psm
Sept 2026Blk 601A10 TO 1293 sqmS$688,000S$7,398 psm×1.000S$7,398 psm
Sept 2026Blk 303C04 TO 0693 sqmS$685,000S$7,366 psm×1.000S$7,366 psm
Aug 2026Blk 602B07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Aug 2026Blk 622C16 TO 1894 sqmS$660,000S$7,021 psm×1.000S$7,021 psm
Aug 2026Blk 165A16 TO 1895 sqmS$585,000S$6,158 psm×1.000S$6,158 psm
Aug 2026Blk 624A07 TO 0996 sqmS$648,000S$6,750 psm×1.000S$6,750 psm
Aug 2026Blk 601B13 TO 1594 sqmS$668,888S$7,116 psm×1.000S$7,116 psm
Aug 2026Blk 624B01 TO 0395 sqmS$615,000S$6,474 psm×1.000S$6,474 psm
Aug 2026Blk 303A10 TO 1293 sqmS$760,000S$8,172 psm×1.000S$8,172 psm
Aug 2026Blk 301A01 TO 0394 sqmS$600,888S$6,392 psm×1.000S$6,392 psm
Jul 2026Blk 624A07 TO 0995 sqmS$666,000S$7,011 psm×1.000S$7,011 psm
Jul 2026Blk 623A13 TO 1595 sqmS$675,000S$7,105 psm×1.000S$7,105 psm
Jun 2026Blk 163A13 TO 1595 sqmS$620,800S$6,535 psm×0.999S$6,525 psm
Jun 2026Blk 622A04 TO 0694 sqmS$640,000S$6,809 psm×0.999S$6,798 psm
Jun 2026Blk 301A07 TO 0994 sqmS$728,000S$7,745 psm×0.999S$7,733 psm
Jun 2026Blk 623A13 TO 1594 sqmS$670,000S$7,128 psm×0.999S$7,117 psm
Jun 2026Blk 623B10 TO 1295 sqmS$635,000S$6,684 psm×0.999S$6,674 psm
Jun 2026Blk 622C04 TO 0695 sqmS$645,000S$6,789 psm×0.999S$6,779 psm
Jun 2026Blk 303C10 TO 1293 sqmS$720,000S$7,742 psm×0.999S$7,730 psm
Jun 2026Blk 64601 TO 0390 sqmS$543,000S$6,033 psm×0.999S$6,024 psm
May 2026Blk 624A10 TO 1295 sqmS$645,000S$6,789 psm×0.999S$6,779 psm
May 2026Blk 29901 TO 0394 sqmS$565,000S$6,011 psm×0.999S$6,002 psm
Apr 2026Blk 29907 TO 0994 sqmS$610,000S$6,489 psm×0.999S$6,480 psm
Apr 2026Blk 303B01 TO 0394 sqmS$640,000S$6,809 psm×0.999S$6,798 psm
Apr 2026Blk 602B04 TO 0693 sqmS$640,000S$6,882 psm×0.999S$6,872 psm
Mar 2026Blk 624A01 TO 0395 sqmS$618,000S$6,505 psm×0.996S$6,476 psm
Mar 2026Blk 161B07 TO 0995 sqmS$615,000S$6,474 psm×0.996S$6,445 psm
Mar 2026Blk 64707 TO 0990 sqmS$595,000S$6,611 psm×0.996S$6,582 psm
Mar 2026Blk 623C07 TO 0994 sqmS$655,000S$6,968 psm×0.996S$6,937 psm
Mar 2026Blk 303B10 TO 1293 sqmS$725,000S$7,796 psm×0.996S$7,761 psm
Mar 2026Blk 623A07 TO 0994 sqmS$640,000S$6,809 psm×0.996S$6,778 psm
Mar 2026Blk 602A16 TO 1894 sqmS$715,888S$7,616 psm×0.996S$7,582 psm
Feb 2026Blk 165B13 TO 1594 sqmS$620,000S$6,596 psm×0.996S$6,567 psm
Feb 2026Blk 624A01 TO 0395 sqmS$635,000S$6,684 psm×0.996S$6,655 psm
Jan 2026Blk 301A10 TO 1293 sqmS$722,000S$7,763 psm×0.996S$7,729 psm
Dec 2025Blk 165A07 TO 0995 sqmS$608,000S$6,400 psm×0.995S$6,365 psm
Dec 2025Blk 29713 TO 1595 sqmS$644,888S$6,788 psm×0.995S$6,752 psm
Dec 2025Blk 602A10 TO 1293 sqmS$661,888S$7,117 psm×0.995S$7,079 psm

How accurate is this estimate for Punggol Ctrl?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 116 sales in Punggol Ctrl since.

Median error
2.7%

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.

6.07% gross yield

S$38,400 of rent a year against the estimate above · 0.32 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 78 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 2026622B4 ROOMS$3,400
Sept 20266524 ROOMS$3,300
Sept 2026624B4 ROOMS$3,200
Sept 20266464 ROOMS$3,000
Sept 20266494 ROOMS$2,900
Sept 2026161A4 ROOMS$2,650
Aug 2026301B4 ROOMS$3,500
Aug 20262974 ROOMS$3,300

median of 78 HDB rental approvals for 4 ROOM on Punggol Ctrl since 2025-11.

Buying or selling at S$632,255?

Buying: Stamp duty on S$632,255 · Cash and CPF needed on S$632,255 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$632,255.

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

Primary schools near 601a Punggol Ctrl

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
Sept 2026
Blk 601A · 4 ROOM · 10 TO 12 · Model A · 85 years left
93 sqmS$688,000S$7,398 psm
Jul 2026
Blk 601A · 3 ROOM · 04 TO 06 · Model A · 85 years left
70 sqmS$525,000S$7,500 psm
Jun 2024
Blk 601A · 3 ROOM · 10 TO 12 · Model A · 87 years left
70 sqmS$510,000S$7,286 psm
Mar 2024
Blk 601A · 4 ROOM · 10 TO 12 · Model A · 87 years left
93 sqmS$620,000S$6,667 psm
Mar 2024
Blk 601A · 2 ROOM · 10 TO 12 · Model A · 87 years left
50 sqmS$355,500S$7,110 psm
Jan 2024
Blk 601A · 3 ROOM · 10 TO 12 · Model A · 88 years left
70 sqmS$493,000S$7,043 psm
Oct 2023
Blk 601A · 4 ROOM · 07 TO 09 · Model A · 88 years left
93 sqmS$575,000S$6,183 psm
Jan 2023
Blk 601A · 4 ROOM · 07 TO 09 · Model A · 89 years left
93 sqmS$565,000S$6,075 psm
Nov 2022
Blk 601A · 3 ROOM · 07 TO 09 · Model A · 89 years left
70 sqmS$465,000S$6,643 psm
Sept 2022
Blk 601A · 4 ROOM · 10 TO 12 · Model A · 89 years left
94 sqmS$561,888S$5,978 psm
Dec 2021
Blk 601A · 4 ROOM · 01 TO 03 · Model A · 90 years left
93 sqmS$505,000S$5,430 psm
See more

Showing 11 of 49.

Sale prices as filed in caveats.

Where the lease takes this

About 84 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 years79 yearsS$590,861S$652,358S$703,454S$718,872
10 years74 yearsS$557,612S$679,726S$790,375S$825,402
20 years64 yearsS$518,039S$769,779S$1,040,794S$1,135,088

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.