Blk 645 Punggol Ctrl
Project page · 99-year lease from 2005
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 645 | 16 TO 18 | 110 sqm | S$728,000 | S$6,618 psm | ×1.000 | S$6,618 psm |
| Apr 2026 | Blk 645 | 16 TO 18 | 110 sqm | S$715,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Nov 2025 | Blk 645 | 07 TO 09 | 110 sqm | S$700,000 | S$6,364 psm | ×0.996 | S$6,339 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.
5.54% gross yield
S$39,600 of rent a year against the estimate above · 0.54 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 122 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 166A | 5 ROOM | S$3,600 |
| Sept 2026 | 651 | 5 ROOM | S$3,500 |
| Sept 2026 | 649 | 5 ROOM | S$3,400 |
| Sept 2026 | 296 | 5 ROOM | S$3,300 |
| Sept 2026 | 645 | 5 ROOM | S$3,100 |
| Sept 2026 | 648 | 5 ROOM | S$3,100 |
| Aug 2026 | 299 | 5 ROOM | S$3,800 |
| Aug 2026 | 294 | 5 ROOM | S$3,450 |
median of 122 HDB rental approvals for 5 ROOM on Punggol Ctrl since 2025-10.
Buying or selling at S$715,000?
Buying: Stamp duty on S$715,000 · Cash and CPF needed on S$715,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,000.
Each opens with this figure filled in; change anything there.
Primary schools near 645 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
- Waterway Primary School · 206 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 345 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 355 m · no 2025 Phase 2C ballot
- Mee Toh School · 793 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 898 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,290 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,408 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,736 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,966 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 1,998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 645 · 5 ROOM · 16 TO 18 · Premium Apartment · 78 years left | 110 sqm | S$728,000 | S$6,618 psm |
| Apr 2026 | Blk 645 · 5 ROOM · 16 TO 18 · Premium Apartment · 78 years left | 110 sqm | S$715,000 | S$6,500 psm |
| Nov 2025 | Blk 645 · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 110 sqm | S$700,000 | S$6,364 psm |
| Aug 2025 | Blk 645 · 5 ROOM · 07 TO 09 · Premium Apartment · 79 years left | 110 sqm | S$718,888 | S$6,535 psm |
| Nov 2024 | Blk 645 · 5 ROOM · 16 TO 18 · Premium Apartment · 79 years left excluded: outlier | 110 sqm | S$800,000 | S$7,273 psm |
| Sept 2024 | Blk 645 · 4 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 90 sqm | S$600,500 | S$6,672 psm |
| Jun 2024 | Blk 645 · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 110 sqm | S$700,000 | S$6,364 psm |
| Jun 2024 | Blk 645 · 5 ROOM · 04 TO 06 · Premium Apartment · 80 years left | 110 sqm | S$608,000 | S$5,527 psm |
| Dec 2023 | Blk 645 · 4 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 90 sqm | S$588,000 | S$6,533 psm |
| Oct 2023 | Blk 645 · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Sept 2023 | Blk 645 · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Aug 2023 | Blk 645 · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 110 sqm | S$545,000 | S$4,955 psm |
| Jul 2023 | Blk 645 · 5 ROOM · 10 TO 12 · Premium Apartment · 81 years left | 110 sqm | S$595,000 | S$5,409 psm |
| Jul 2023 | Blk 645 · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 110 sqm | S$550,000 | S$5,000 psm |
| Jun 2023 | Blk 645 · 4 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 90 sqm | S$523,000 | S$5,811 psm |
| Dec 2022 | Blk 645 · 4 ROOM · 16 TO 18 · Premium Apartment · 81 years left | 90 sqm | S$528,000 | S$5,867 psm |
| Oct 2022 | Blk 645 · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 110 sqm | S$555,000 | S$5,045 psm |
| Jul 2022 | Blk 645 · 4 ROOM · 10 TO 12 · Premium Apartment · 82 years left | 91 sqm | S$492,000 | S$5,407 psm |
| Feb 2022 | Blk 645 · 5 ROOM · 01 TO 03 · Premium Apartment · 82 years left | 110 sqm | S$475,000 | S$4,318 psm |
Showing 19 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 645 · 5 ROOM | S$3,100 | — |
| Mar 2026 | Blk 645 · 5 ROOM | S$3,100 | — |
| Feb 2026 | Blk 645 · 5 ROOM | S$3,100 | — |
| Jan 2026 | Blk 645 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 645 · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 645 · 5 ROOM | S$3,100 | — |
| Jun 2025 | Blk 645 · 5 ROOM | S$2,900 | — |
| Feb 2025 | Blk 645 · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 645 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 645 · 5 ROOM | S$3,250 | — |
| Feb 2024 | Blk 645 · 5 ROOM | S$3,400 | — |
| Jun 2023 | Blk 645 · 5 ROOM | S$3,100 | — |
| Mar 2023 | Blk 645 · 5 ROOM | S$3,200 | — |
| Feb 2023 | Blk 645 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 645 · 5 ROOM | S$2,900 | — |
| Aug 2022 | Blk 645 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 645 · 5 ROOM | S$3,100 | — |
| Jun 2022 | Blk 645 · 5 ROOM | S$2,300 | — |
| May 2022 | Blk 645 · 5 ROOM | S$2,200 | — |
| May 2022 | Blk 645 · 5 ROOM | S$1,800 | — |
| Feb 2022 | Blk 645 · 5 ROOM | S$2,700 | — |
| Jan 2022 | Blk 645 · 5 ROOM | S$1,900 | — |
| Jul 2021 | Blk 645 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 645 · 5 ROOM | S$1,850 | — |
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 77 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 | 72 years | S$674,780 | S$745,011 | S$806,862 | S$820,973 |
| 10 years | 67 years | S$647,321 | S$789,081 | S$925,537 | S$958,193 |
| 20 years | 57 years | S$605,033 | S$899,047 | S$1,236,879 | S$1,325,702 |
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.