Blk 187 Punggol Ctrl
Project page · 99-year lease from 2004
Based on 7 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 186 | 13 TO 15 | 128 sqm | S$880,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Aug 2026 | Blk 190 | 10 TO 12 | 128 sqm | S$800,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Aug 2026 | Blk 190 | 13 TO 15 | 128 sqm | S$800,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Aug 2026 | Blk 190 | 04 TO 06 | 128 sqm | S$778,000 | S$6,078 psm | ×1.000 | S$6,078 psm |
| Jun 2026 | Blk 186 | 13 TO 15 | 128 sqm | S$850,000 | S$6,641 psm | ×1.000 | S$6,641 psm |
| Jun 2026 | Blk 190 | 07 TO 09 | 128 sqm | S$940,000 | S$7,344 psm | ×1.000 | S$7,344 psm |
| Feb 2026 | Blk 186 | 07 TO 09 | 128 sqm | S$873,888 | S$6,827 psm | ×0.997 | S$6,807 psm |
How accurate is this estimate for Punggol Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 135 sales in Punggol Ctrl since.
- Median error
- 2.6%
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.
4.52% gross yield
S$38,400 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 187 | EXECUTIVE | S$3,200 |
| Aug 2026 | 191 | EXECUTIVE | S$2,900 |
| Mar 2026 | 191 | EXECUTIVE | S$3,150 |
| Feb 2026 | 187 | EXECUTIVE | S$3,250 |
| Jan 2026 | 190 | EXECUTIVE | S$3,750 |
| Jan 2026 | 188 | EXECUTIVE | S$3,200 |
median of 6 HDB rental approvals for EXECUTIVE on Punggol Ctrl since 2025-10.
Buying or selling at S$850,001?
Buying: Stamp duty on S$850,001 · Cash and CPF needed on S$850,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$850,001.
Each opens with this figure filled in; change anything there.
Primary schools near 187 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
- Horizon Primary School · 204 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 248 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 322 m · no 2025 Phase 2C ballot
- Mee Toh School · 441 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 569 m · no 2025 Phase 2C ballot
- Waterway Primary School · 740 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 817 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 877 m · no 2025 Phase 2C ballot
1 to 2 km
- Punggol Green Primary School · 1,357 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,412 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,458 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,521 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,548 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,847 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2024 | Blk 187 · EXECUTIVE · 01 TO 03 · Premium Apartment · 79 years left | 128 sqm | S$688,888 | S$5,382 psm |
| Sept 2023 | Blk 187 · EXECUTIVE · 07 TO 09 · Premium Apartment · 80 years left | 128 sqm | S$750,000 | S$5,859 psm |
| Dec 2022 | Blk 187 · EXECUTIVE · 01 TO 03 · Premium Apartment · 80 years left | 128 sqm | S$650,000 | S$5,078 psm |
| Oct 2022 | Blk 187 · EXECUTIVE · 10 TO 12 · Premium Apartment · 81 years left | 128 sqm | S$680,000 | S$5,313 psm |
| Mar 2022 | Blk 187 · EXECUTIVE · 04 TO 06 · Premium Apartment · 81 years left | 128 sqm | S$648,888 | S$5,069 psm |
| Mar 2022 | Blk 187 · EXECUTIVE · 07 TO 09 · Premium Apartment · 81 years left | 128 sqm | S$618,000 | S$4,828 psm |
| Dec 2021 | Blk 187 · EXECUTIVE · 01 TO 03 · Premium Apartment · 81 years left | 128 sqm | S$582,000 | S$4,547 psm |
Showing 7 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 187 · EXECUTIVE | S$3,200 | — |
| Feb 2026 | Blk 187 · EXECUTIVE | S$3,250 | — |
| Sept 2025 | Blk 187 · 5 ROOM | S$3,501 | — |
| May 2025 | Blk 187 · 5 ROOM | S$3,300 | — |
| Apr 2025 | Blk 187 · EXECUTIVE | S$3,400 | — |
| Apr 2025 | Blk 187 · 5 ROOM | S$3,200 | — |
| Mar 2025 | Blk 187 · 5 ROOM | S$3,400 | — |
| Nov 2024 | Blk 187 · EXECUTIVE | S$3,450 | — |
| Jul 2024 | Blk 187 · EXECUTIVE | S$3,200 | — |
| Mar 2024 | Blk 187 · EXECUTIVE | S$3,250 | — |
| Aug 2023 | Blk 187 · 5 ROOM | S$3,451 | — |
| Jun 2023 | Blk 187 · EXECUTIVE | S$3,400 | — |
| May 2023 | Blk 187 · 5 ROOM | S$3,300 | — |
| Apr 2023 | Blk 187 · 5 ROOM | S$4,000 | — |
| Apr 2023 | Blk 187 · 5 ROOM | S$3,200 | — |
| Dec 2022 | Blk 187 · EXECUTIVE | S$2,300 | — |
| Aug 2022 | Blk 187 · EXECUTIVE | S$2,900 | — |
| Feb 2022 | Blk 187 · 5 ROOM | S$2,400 | — |
| Feb 2022 | Blk 187 · 5 ROOM | S$2,351 | — |
| Jan 2022 | Blk 187 · EXECUTIVE | S$2,300 | — |
| Oct 2021 | Blk 187 · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 187 · 5 ROOM | S$1,950 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 76 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 71 years | S$802,186 | S$885,679 | S$959,207 | S$975,982 |
| 10 years | 66 years | S$769,543 | S$938,069 | S$1,100,289 | S$1,139,112 |
| 20 years | 56 years | S$719,271 | S$1,068,798 | S$1,470,416 | S$1,576,010 |
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 Q2 2026, which was 3.64% 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.