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HDB · 821128

Blk 128A Punggol Field Walk

Project page · 99-year lease from 2003

Indicative value range
S$636,944 – S$672,500
Indicative mid S$665,000 · S$6,045 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 128A10 TO 12110 sqmS$608,888S$5,535 psm×1.000S$5,535 psm
Jun 2026Blk 128A10 TO 12110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
May 2026Blk 128A04 TO 06110 sqmS$665,000S$6,045 psm×1.000S$6,045 psm

How accurate is this estimate for Punggol Field Walk?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Punggol Field Walk since.

Median error
1.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 9 sales, so read the figure as a hint, not a verdict.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.95% gross yield

S$39,600 of rent a year against the estimate above · 0.13 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 22 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

ApprovedBlockFlatRent a month
Sept 2026128B5 ROOMS$3,300
Sept 2026128A5 ROOMS$3,300
Jul 2026128B5 ROOMS$3,600
Jul 2026128B5 ROOMS$3,300
Jul 2026128C5 ROOMS$3,000
Jun 2026128A5 ROOMS$3,200
Mar 2026128B5 ROOMS$3,500
Mar 2026128A5 ROOMS$3,400

median of 22 HDB rental approvals for 5 ROOM on Punggol Field Walk since 2025-10.

Buying or selling at S$665,000?

Buying: Stamp duty on S$665,000 · Cash and CPF needed on S$665,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$665,000.

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

Primary schools near 128a Punggol Field Walk

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
Aug 2026
Blk 128A · 4 ROOM · 10 TO 12 · Model A · 76 years left
85 sqmS$575,000S$6,765 psm
Aug 2026
Blk 128A · 4 ROOM · 01 TO 03 · Model A · 76 years left
85 sqmS$526,888S$6,199 psm
Jun 2026
Blk 128A · 5 ROOM · 10 TO 12 · Improved · 76 years left
110 sqmS$680,000S$6,182 psm
Jun 2026
Blk 128A · 5 ROOM · 10 TO 12 · Improved · 76 years left
110 sqmS$608,888S$5,535 psm
May 2026
Blk 128A · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$665,000S$6,045 psm
Oct 2025
Blk 128A · 5 ROOM · 10 TO 12 · Improved · 77 years left
110 sqmS$677,000S$6,155 psm
May 2025
Blk 128A · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$666,800S$6,062 psm
Jan 2025
Blk 128A · 4 ROOM · 13 TO 15 · Model A · 78 years left
90 sqmS$595,000S$6,611 psm
Dec 2024
Blk 128A · 5 ROOM · 16 TO 18 · Improved · 78 years left
110 sqmS$652,800S$5,935 psm
Dec 2024
Blk 128A · 5 ROOM · 01 TO 03 · Improved · 78 years left
110 sqmS$630,000S$5,727 psm
Dec 2024
Blk 128A · 4 ROOM · 07 TO 09 · Model A · 78 years left
91 sqmS$581,000S$6,385 psm
Aug 2024
Blk 128A · 4 ROOM · 13 TO 15 · Model A · 78 years left
85 sqmS$560,000S$6,588 psm
Jan 2024
Blk 128A · 4 ROOM · 01 TO 03 · Model A · 79 years left
90 sqmS$533,000S$5,922 psm
Dec 2023
Blk 128A · 4 ROOM · 07 TO 09 · Model A · 79 years left
90 sqmS$520,000S$5,778 psm
Nov 2023
Blk 128A · 5 ROOM · 04 TO 06 · Improved · 79 years left
110 sqmS$537,000S$4,882 psm
Jul 2023
Blk 128A · 4 ROOM · 04 TO 06 · Model A · 79 years left
91 sqmS$500,000S$5,495 psm
Apr 2023
Blk 128A · 5 ROOM · 04 TO 06 · Improved · 79 years left
110 sqmS$548,888S$4,990 psm
Apr 2023
Blk 128A · 5 ROOM · 04 TO 06 · Improved · 79 years left
110 sqmS$533,000S$4,845 psm
Feb 2023
Blk 128A · 4 ROOM · 10 TO 12 · Model A · 80 years left
90 sqmS$500,000S$5,556 psm
Sept 2022
Blk 128A · 5 ROOM · 10 TO 12 · Improved · 80 years left
110 sqmS$570,000S$5,182 psm
Jun 2022
Blk 128A · 5 ROOM · 13 TO 15 · Improved · 80 years left
110 sqmS$550,000S$5,000 psm
May 2022
Blk 128A · 5 ROOM · 04 TO 06 · Improved · 80 years left
110 sqmS$505,888S$4,599 psm
Feb 2022
Blk 128A · 5 ROOM · 16 TO 18 · Improved · 81 years left
110 sqmS$530,000S$4,818 psm
Feb 2022
Blk 128A · 5 ROOM · 13 TO 15 · Improved · 81 years left
110 sqmS$511,000S$4,645 psm
Feb 2022
Blk 128A · 4 ROOM · 07 TO 09 · Model A · 81 years left
90 sqmS$462,500S$5,139 psm
Jan 2022
Blk 128A · 5 ROOM · 16 TO 18 · Improved · 81 years left
110 sqmS$545,000S$4,955 psm
Nov 2021
Blk 128A · 5 ROOM · 13 TO 15 · Improved · 81 years left
110 sqmS$510,000S$4,636 psm
Oct 2021
Blk 128A · 5 ROOM · 13 TO 15 · Improved · 81 years left
110 sqmS$495,000S$4,500 psm
Oct 2021
Blk 128A · 5 ROOM · 10 TO 12 · Improved · 81 years left
110 sqmS$468,888S$4,263 psm
See more

Showing 29 of 113.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years70 yearsS$627,592S$692,912S$750,437S$763,562
10 years65 yearsS$602,053S$733,900S$860,813S$891,186
20 years55 yearsS$562,723S$836,176S$1,150,383S$1,232,994

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.