Blk 298 Punggol Ctrl
Project page · 99-year lease from 2003
Based on 30 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 303A | 04 TO 06 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| Sept 2026 | Blk 162B | 13 TO 15 | 95 sqm | S$628,000 | S$6,611 psm | ×1.000 | S$6,611 psm |
| Sept 2026 | Blk 298 | 07 TO 09 | 91 sqm | S$620,000 | S$6,813 psm | ×1.000 | S$6,813 psm |
| Sept 2026 | Blk 295 | 01 TO 03 | 90 sqm | S$561,000 | S$6,233 psm | ×1.000 | S$6,233 psm |
| Sept 2026 | Blk 301C | 13 TO 15 | 93 sqm | S$716,000 | S$7,699 psm | ×1.000 | S$7,699 psm |
| Sept 2026 | Blk 303A | 07 TO 09 | 94 sqm | S$730,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Sept 2026 | Blk 601A | 10 TO 12 | 93 sqm | S$688,000 | S$7,398 psm | ×1.000 | S$7,398 psm |
| Sept 2026 | Blk 303C | 04 TO 06 | 93 sqm | S$685,000 | S$7,366 psm | ×1.000 | S$7,366 psm |
| Aug 2026 | Blk 602B | 07 TO 09 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Aug 2026 | Blk 165A | 16 TO 18 | 95 sqm | S$585,000 | S$6,158 psm | ×1.000 | S$6,158 psm |
| Aug 2026 | Blk 601B | 13 TO 15 | 94 sqm | S$668,888 | S$7,116 psm | ×1.000 | S$7,116 psm |
| Aug 2026 | Blk 303A | 10 TO 12 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| Aug 2026 | Blk 301A | 01 TO 03 | 94 sqm | S$600,888 | S$6,392 psm | ×1.000 | S$6,392 psm |
| Jun 2026 | Blk 163A | 13 TO 15 | 95 sqm | S$620,800 | S$6,535 psm | ×1.000 | S$6,535 psm |
| Jun 2026 | Blk 301A | 07 TO 09 | 94 sqm | S$728,000 | S$7,745 psm | ×1.000 | S$7,745 psm |
| Jun 2026 | Blk 303C | 10 TO 12 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| Jun 2026 | Blk 646 | 01 TO 03 | 90 sqm | S$543,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| May 2026 | Blk 299 | 01 TO 03 | 94 sqm | S$565,000 | S$6,011 psm | ×1.000 | S$6,011 psm |
| Apr 2026 | Blk 299 | 07 TO 09 | 94 sqm | S$610,000 | S$6,489 psm | ×1.000 | S$6,489 psm |
| Apr 2026 | Blk 303B | 01 TO 03 | 94 sqm | S$640,000 | S$6,809 psm | ×1.000 | S$6,809 psm |
| Apr 2026 | Blk 602B | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Mar 2026 | Blk 161B | 07 TO 09 | 95 sqm | S$615,000 | S$6,474 psm | ×0.997 | S$6,455 psm |
| Mar 2026 | Blk 647 | 07 TO 09 | 90 sqm | S$595,000 | S$6,611 psm | ×0.997 | S$6,592 psm |
| Mar 2026 | Blk 303B | 10 TO 12 | 93 sqm | S$725,000 | S$7,796 psm | ×0.997 | S$7,773 psm |
| Feb 2026 | Blk 165B | 13 TO 15 | 94 sqm | S$620,000 | S$6,596 psm | ×0.997 | S$6,576 psm |
| Jan 2026 | Blk 301A | 10 TO 12 | 93 sqm | S$722,000 | S$7,763 psm | ×0.997 | S$7,741 psm |
| Dec 2025 | Blk 165A | 07 TO 09 | 95 sqm | S$608,000 | S$6,400 psm | ×0.996 | S$6,375 psm |
| Dec 2025 | Blk 297 | 13 TO 15 | 95 sqm | S$644,888 | S$6,788 psm | ×0.996 | S$6,762 psm |
| Nov 2025 | Blk 160A | 13 TO 15 | 95 sqm | S$638,000 | S$6,716 psm | ×0.996 | S$6,689 psm |
| Nov 2025 | Blk 297 | 04 TO 06 | 94 sqm | S$618,000 | S$6,574 psm | ×0.996 | S$6,549 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.
5.96% gross yield
S$38,400 of rent a year against the estimate above · 0.24 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 82 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 |
|---|---|---|---|
| Sept 2026 | 622B | 4 ROOM | S$3,400 |
| Sept 2026 | 652 | 4 ROOM | S$3,300 |
| Sept 2026 | 624B | 4 ROOM | S$3,200 |
| Sept 2026 | 646 | 4 ROOM | S$3,000 |
| Sept 2026 | 649 | 4 ROOM | S$2,900 |
| Sept 2026 | 161A | 4 ROOM | S$2,650 |
| Aug 2026 | 301B | 4 ROOM | S$3,500 |
| Aug 2026 | 297 | 4 ROOM | S$3,300 |
median of 82 HDB rental approvals for 4 ROOM on Punggol Ctrl since 2025-10.
Buying or selling at S$644,581?
Buying: Stamp duty on S$644,581 · Cash and CPF needed on S$644,581 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$644,581.
Each opens with this figure filled in; change anything there.
Primary schools near 298 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
- Punggol View Primary School · 230 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 234 m · no 2025 Phase 2C ballot
- Oasis Primary School · 567 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 784 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 795 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 840 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 933 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 970 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,145 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,170 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,379 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,536 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,601 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,665 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,852 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,930 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 298 · 4 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Jul 2025 | Blk 298 · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 95 sqm | S$600,000 | S$6,316 psm |
| Jul 2024 | Blk 298 · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 91 sqm | S$585,000 | S$6,429 psm |
| May 2024 | Blk 298 · 4 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 95 sqm | S$545,000 | S$5,737 psm |
| Jan 2024 | Blk 298 · 4 ROOM · 13 TO 15 · Premium Apartment · 79 years left | 95 sqm | S$590,000 | S$6,211 psm |
| Oct 2023 | Blk 298 · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 111 sqm | S$658,000 | S$5,928 psm |
| Jan 2023 | Blk 298 · 4 ROOM · 04 TO 06 · Premium Apartment · 80 years left | 95 sqm | S$501,000 | S$5,274 psm |
| Jun 2022 | Blk 298 · 4 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 92 sqm | S$498,000 | S$5,413 psm |
| Nov 2021 | Blk 298 · 4 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 95 sqm | S$468,000 | S$4,926 psm |
Showing 9 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 298 · 4 ROOM | S$3,200 | — |
| Apr 2026 | Blk 298 · 5 ROOM | S$3,200 | — |
| Mar 2026 | Blk 298 · 5 ROOM | S$3,400 | — |
| Dec 2025 | Blk 298 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 298 · 5 ROOM | S$3,700 | — |
| Jul 2025 | Blk 298 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 298 · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 298 · 5 ROOM | S$3,500 | — |
| Dec 2024 | Blk 298 · 4 ROOM | S$2,500 | — |
| Oct 2024 | Blk 298 · 4 ROOM | S$3,300 | — |
| Oct 2024 | Blk 298 · 4 ROOM | S$2,900 | — |
| Mar 2024 | Blk 298 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 298 · 5 ROOM | S$3,200 | — |
| Jan 2024 | Blk 298 · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 298 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 298 · 4 ROOM | S$2,550 | — |
| Aug 2023 | Blk 298 · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 298 · 4 ROOM | S$3,700 | — |
| Mar 2023 | Blk 298 · 5 ROOM | S$3,100 | — |
| Feb 2023 | Blk 298 · 5 ROOM | S$2,500 | — |
| Dec 2022 | Blk 298 · 4 ROOM | S$2,550 | — |
| Nov 2022 | Blk 298 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 298 · 5 ROOM | S$2,600 | — |
| May 2021 | Blk 298 · 4 ROOM | S$1,750 | — |
| Apr 2021 | Blk 298 · 5 ROOM | S$2,150 | — |
| Apr 2021 | Blk 298 · 5 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 70 years | S$608,322 | S$671,636 | S$727,395 | S$740,116 |
| 10 years | 65 years | S$583,567 | S$711,365 | S$834,382 | S$863,822 |
| 20 years | 55 years | S$545,444 | S$810,501 | S$1,115,060 | S$1,195,135 |
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.