Blk 646 Punggol Ctrl
Project page · 99-year lease from 2005
Based on 38 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 294 | 04 TO 06 | 110 sqm | S$697,997 | S$6,345 psm | ×1.000 | S$6,345 psm |
| Oct 2026 | Blk 296 | 07 TO 09 | 110 sqm | S$695,000 | S$6,318 psm | ×1.000 | S$6,318 psm |
| Sept 2026 | Blk 161B | 04 TO 06 | 114 sqm | S$693,000 | S$6,079 psm | ×1.000 | S$6,079 psm |
| Sept 2026 | Blk 297 | 10 TO 12 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Sept 2026 | Blk 649 | 10 TO 12 | 110 sqm | S$705,000 | S$6,409 psm | ×1.000 | S$6,409 psm |
| Sept 2026 | Blk 652 | 10 TO 12 | 110 sqm | S$699,000 | S$6,355 psm | ×1.000 | S$6,355 psm |
| Sept 2026 | Blk 160A | 19 TO 21 | 113 sqm | S$775,000 | S$6,858 psm | ×1.000 | S$6,858 psm |
| Aug 2026 | Blk 165B | 10 TO 12 | 114 sqm | S$730,000 | S$6,404 psm | ×1.000 | S$6,404 psm |
| Aug 2026 | Blk 648 | 16 TO 18 | 110 sqm | S$720,000 | S$6,545 psm | ×1.000 | S$6,545 psm |
| Aug 2026 | Blk 165A | 10 TO 12 | 114 sqm | S$719,000 | S$6,307 psm | ×1.000 | S$6,307 psm |
| Jul 2026 | Blk 299 | 07 TO 09 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Jul 2026 | Blk 162A | 07 TO 09 | 114 sqm | S$715,000 | S$6,272 psm | ×1.000 | S$6,272 psm |
| Jul 2026 | Blk 166B | 04 TO 06 | 114 sqm | S$680,000 | S$5,965 psm | ×1.000 | S$5,965 psm |
| Jul 2026 | Blk 293 | 16 TO 18 | 110 sqm | S$700,000 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Jul 2026 | Blk 643 | 16 TO 18 | 110 sqm | S$725,000 | S$6,591 psm | ×1.000 | S$6,591 psm |
| Jul 2026 | Blk 297 | 04 TO 06 | 110 sqm | S$658,088 | S$5,983 psm | ×1.000 | S$5,983 psm |
| Jul 2026 | Blk 162A | 13 TO 15 | 114 sqm | S$710,000 | S$6,228 psm | ×1.000 | S$6,228 psm |
| Jun 2026 | Blk 163B | 07 TO 09 | 114 sqm | S$720,000 | S$6,316 psm | ×1.000 | S$6,316 psm |
| Jun 2026 | Blk 649 | 01 TO 03 | 110 sqm | S$625,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| Jun 2026 | Blk 647 | 01 TO 03 | 110 sqm | S$634,000 | S$5,764 psm | ×1.000 | S$5,764 psm |
| Jun 2026 | Blk 296 | 10 TO 12 | 110 sqm | S$660,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jun 2026 | Blk 645 | 16 TO 18 | 110 sqm | S$728,000 | S$6,618 psm | ×1.000 | S$6,618 psm |
| Jun 2026 | Blk 165B | 16 TO 18 | 114 sqm | S$733,888 | S$6,438 psm | ×1.000 | S$6,438 psm |
| May 2026 | Blk 162A | 10 TO 12 | 114 sqm | S$720,000 | S$6,316 psm | ×1.000 | S$6,316 psm |
| May 2026 | Blk 161A | 07 TO 09 | 114 sqm | S$700,000 | S$6,140 psm | ×1.000 | S$6,140 psm |
| Apr 2026 | Blk 645 | 16 TO 18 | 110 sqm | S$715,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Apr 2026 | Blk 649 | 10 TO 12 | 110 sqm | S$688,000 | S$6,255 psm | ×1.000 | S$6,255 psm |
| Mar 2026 | Blk 294 | 13 TO 15 | 110 sqm | S$700,000 | S$6,364 psm | ×0.997 | S$6,345 psm |
| Mar 2026 | Blk 161A | 13 TO 15 | 114 sqm | S$733,888 | S$6,438 psm | ×0.997 | S$6,419 psm |
| Mar 2026 | Blk 190 | 10 TO 12 | 110 sqm | S$676,000 | S$6,145 psm | ×0.997 | S$6,127 psm |
| Feb 2026 | Blk 649 | 10 TO 12 | 110 sqm | S$750,000 | S$6,818 psm | ×0.997 | S$6,798 psm |
| Jan 2026 | Blk 652 | 13 TO 15 | 110 sqm | S$733,000 | S$6,664 psm | ×0.997 | S$6,644 psm |
| Jan 2026 | Blk 295 | 04 TO 06 | 110 sqm | S$668,888 | S$6,081 psm | ×0.997 | S$6,063 psm |
| Jan 2026 | Blk 192 | 10 TO 12 | 110 sqm | S$642,000 | S$5,836 psm | ×0.997 | S$5,819 psm |
| Jan 2026 | Blk 647 | 10 TO 12 | 110 sqm | S$724,000 | S$6,582 psm | ×0.997 | S$6,562 psm |
| Dec 2025 | Blk 643 | 16 TO 18 | 110 sqm | S$738,888 | S$6,717 psm | ×0.996 | S$6,691 psm |
| Nov 2025 | Blk 645 | 07 TO 09 | 110 sqm | S$700,000 | S$6,364 psm | ×0.996 | S$6,339 psm |
| Nov 2025 | Blk 166B | 16 TO 18 | 114 sqm | S$770,000 | S$6,754 psm | ×0.996 | S$6,728 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.
5.69% gross yield
S$39,600 of rent a year against the estimate above · 0.39 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$696,125?
Buying: Stamp duty on S$696,125 · Cash and CPF needed on S$696,125 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$696,125.
Each opens with this figure filled in; change anything there.
Primary schools near 646 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 · 223 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 276 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 337 m · no 2025 Phase 2C ballot
- Mee Toh School · 767 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 831 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 855 m · no 2025 Phase 2C ballot
1 to 2 km
- Rivervale Primary School · 1,253 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,339 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,721 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,903 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,967 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 1,967 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 646 · 4 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 90 sqm | S$543,000 | S$6,033 psm |
| Sept 2025 | Blk 646 · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 110 sqm | S$688,000 | S$6,255 psm |
| Jul 2025 | Blk 646 · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 110 sqm | S$710,000 | S$6,455 psm |
| Mar 2023 | Blk 646 · 5 ROOM · 16 TO 18 · Premium Apartment · 81 years left | 110 sqm | S$598,000 | S$5,436 psm |
| Sept 2022 | Blk 646 · 5 ROOM · 16 TO 18 · Premium Apartment · 81 years left | 110 sqm | S$640,000 | S$5,818 psm |
| Dec 2021 | Blk 646 · 4 ROOM · 04 TO 06 · Premium Apartment · 82 years left | 90 sqm | S$422,000 | S$4,689 psm |
| Nov 2021 | Blk 646 · 5 ROOM · 10 TO 12 · Premium Apartment · 82 years left | 110 sqm | S$520,000 | S$4,727 psm |
Showing 7 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 646 · 4 ROOM | S$3,000 | — |
| Jul 2026 | Blk 646 · 5 ROOM | S$3,350 | — |
| Jun 2026 | Blk 646 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 646 · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 646 · 5 ROOM | S$3,200 | — |
| Mar 2026 | Blk 646 · 5 ROOM | S$3,300 | — |
| Feb 2026 | Blk 646 · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 646 · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 646 · 5 ROOM | S$3,100 | — |
| Jul 2025 | Blk 646 · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 646 · 5 ROOM | S$3,000 | — |
| May 2025 | Blk 646 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 646 · 4 ROOM | S$2,600 | — |
| Jan 2025 | Blk 646 · 4 ROOM | S$3,100 | — |
| Sept 2024 | Blk 646 · 5 ROOM | S$3,350 | — |
| Aug 2024 | Blk 646 · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 646 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 646 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 646 · 4 ROOM | S$3,400 | — |
| Feb 2024 | Blk 646 · 5 ROOM | S$2,500 | — |
| Jan 2024 | Blk 646 · 5 ROOM | S$3,300 | — |
| Dec 2023 | Blk 646 · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 646 · 5 ROOM | S$1,200 | — |
| May 2023 | Blk 646 · 5 ROOM | S$3,200 | — |
| Feb 2023 | Blk 646 · 5 ROOM | S$1,800 | — |
| Oct 2022 | Blk 646 · 4 ROOM | S$2,000 | — |
| Jul 2022 | Blk 646 · 5 ROOM | S$2,450 | — |
| May 2022 | Blk 646 · 4 ROOM | S$2,900 | — |
| Mar 2022 | Blk 646 · 5 ROOM | S$3,000 | — |
| Jun 2021 | Blk 646 · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 646 · 5 ROOM | S$1,800 | — |
| May 2021 | Blk 646 · 5 ROOM | S$1,500 | — |
| Jan 2021 | Blk 646 · 5 ROOM | S$1,925 | — |
| Jan 2021 | Blk 646 · 5 ROOM | S$1,500 | — |
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$656,967 | S$725,344 | S$785,562 | S$799,300 |
| 10 years | 67 years | S$630,233 | S$768,250 | S$901,104 | S$932,898 |
| 20 years | 57 years | S$589,061 | S$875,314 | S$1,204,227 | S$1,290,705 |
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.