homequant
HDB · 821161

Blk 161A Punggol Ctrl

Project page · 99-year lease from 2004

Indicative value range
S$701,182 – S$739,222
Indicative mid S$721,439 · S$6,328 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 29404 TO 06110 sqmS$697,997S$6,345 psm×1.000S$6,345 psm
Oct 2026Blk 29607 TO 09110 sqmS$695,000S$6,318 psm×1.000S$6,318 psm
Sept 2026Blk 161B04 TO 06114 sqmS$693,000S$6,079 psm×1.000S$6,079 psm
Sept 2026Blk 29710 TO 12110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Sept 2026Blk 64910 TO 12110 sqmS$705,000S$6,409 psm×1.000S$6,409 psm
Sept 2026Blk 65210 TO 12110 sqmS$699,000S$6,355 psm×1.000S$6,355 psm
Sept 2026Blk 160A19 TO 21113 sqmS$775,000S$6,858 psm×1.000S$6,858 psm
Aug 2026Blk 165B10 TO 12114 sqmS$730,000S$6,404 psm×1.000S$6,404 psm
Aug 2026Blk 64816 TO 18110 sqmS$720,000S$6,545 psm×1.000S$6,545 psm
Aug 2026Blk 165A10 TO 12114 sqmS$719,000S$6,307 psm×1.000S$6,307 psm
Jul 2026Blk 29907 TO 09110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Jul 2026Blk 162A07 TO 09114 sqmS$715,000S$6,272 psm×1.000S$6,272 psm
Jul 2026Blk 166B04 TO 06114 sqmS$680,000S$5,965 psm×1.000S$5,965 psm
Jul 2026Blk 29316 TO 18110 sqmS$700,000S$6,364 psm×1.000S$6,364 psm
Jul 2026Blk 64316 TO 18110 sqmS$725,000S$6,591 psm×1.000S$6,591 psm
Jul 2026Blk 29704 TO 06110 sqmS$658,088S$5,983 psm×1.000S$5,983 psm
Jul 2026Blk 162A13 TO 15114 sqmS$710,000S$6,228 psm×1.000S$6,228 psm
Jun 2026Blk 163B07 TO 09114 sqmS$720,000S$6,316 psm×1.000S$6,316 psm
Jun 2026Blk 64901 TO 03110 sqmS$625,000S$5,682 psm×1.000S$5,682 psm
Jun 2026Blk 64701 TO 03110 sqmS$634,000S$5,764 psm×1.000S$5,764 psm
Jun 2026Blk 29610 TO 12110 sqmS$660,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 64516 TO 18110 sqmS$728,000S$6,618 psm×1.000S$6,618 psm
Jun 2026Blk 165B16 TO 18114 sqmS$733,888S$6,438 psm×1.000S$6,438 psm
May 2026Blk 162A10 TO 12114 sqmS$720,000S$6,316 psm×1.000S$6,316 psm
May 2026Blk 161A07 TO 09114 sqmS$700,000S$6,140 psm×1.000S$6,140 psm
Apr 2026Blk 64516 TO 18110 sqmS$715,000S$6,500 psm×1.000S$6,500 psm
Apr 2026Blk 64910 TO 12110 sqmS$688,000S$6,255 psm×1.000S$6,255 psm
Mar 2026Blk 29413 TO 15110 sqmS$700,000S$6,364 psm×0.997S$6,345 psm
Mar 2026Blk 161A13 TO 15114 sqmS$733,888S$6,438 psm×0.997S$6,419 psm
Mar 2026Blk 19010 TO 12110 sqmS$676,000S$6,145 psm×0.997S$6,127 psm
Feb 2026Blk 64910 TO 12110 sqmS$750,000S$6,818 psm×0.997S$6,798 psm
Jan 2026Blk 65213 TO 15110 sqmS$733,000S$6,664 psm×0.997S$6,644 psm
Jan 2026Blk 29504 TO 06110 sqmS$668,888S$6,081 psm×0.997S$6,063 psm
Jan 2026Blk 19210 TO 12110 sqmS$642,000S$5,836 psm×0.997S$5,819 psm
Jan 2026Blk 64710 TO 12110 sqmS$724,000S$6,582 psm×0.997S$6,562 psm
Dec 2025Blk 64316 TO 18110 sqmS$738,888S$6,717 psm×0.996S$6,691 psm
Nov 2025Blk 64507 TO 09110 sqmS$700,000S$6,364 psm×0.996S$6,339 psm
Nov 2025Blk 166B16 TO 18114 sqmS$770,000S$6,754 psm×0.996S$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.

5.49% gross yield

S$39,600 of rent a year against the estimate above · 0.59 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

ApprovedBlockFlatRent a month
Sept 2026166A5 ROOMS$3,600
Sept 20266515 ROOMS$3,500
Sept 20266495 ROOMS$3,400
Sept 20262965 ROOMS$3,300
Sept 20266455 ROOMS$3,100
Sept 20266485 ROOMS$3,100
Aug 20262995 ROOMS$3,800
Aug 20262945 ROOMS$3,450

median of 122 HDB rental approvals for 5 ROOM on Punggol Ctrl since 2025-10.

Buying or selling at S$721,439?

Buying: Stamp duty on S$721,439 · Cash and CPF needed on S$721,439 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$721,439.

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

Primary schools near 161a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 161A · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left
114 sqmS$700,000S$6,140 psm
Mar 2026
Blk 161A · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left
114 sqmS$733,888S$6,438 psm
Sept 2024
Blk 161A · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left
114 sqmS$675,000S$5,921 psm
May 2024
Blk 161A · 5 ROOM · 07 TO 09 · Premium Apartment · 79 years left
114 sqmS$675,000S$5,921 psm
May 2024
Blk 161A · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left
114 sqmS$618,000S$5,421 psm
Mar 2024
Blk 161A · 5 ROOM · 13 TO 15 · Premium Apartment · 79 years left
114 sqmS$665,000S$5,833 psm
Sept 2023
Blk 161A · 4 ROOM · 07 TO 09 · Premium Apartment · 80 years left
95 sqmS$480,000S$5,053 psm
Aug 2023
Blk 161A · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left
114 sqmS$652,000S$5,719 psm
Aug 2023
Blk 161A · 5 ROOM · 04 TO 06 · Premium Apartment · 80 years left
114 sqmS$620,000S$5,439 psm
Jun 2023
Blk 161A · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left
114 sqmS$650,000S$5,702 psm
Jun 2023
Blk 161A · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left
114 sqmS$625,000S$5,482 psm
Sept 2022
Blk 161A · 4 ROOM · 04 TO 06 · Premium Apartment · 81 years left
95 sqmS$475,000S$5,000 psm
Jun 2022
Blk 161A · 4 ROOM · 19 TO 21 · Premium Apartment · 81 years left
95 sqmS$518,000S$5,453 psm
May 2022
Blk 161A · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left
114 sqmS$543,000S$4,763 psm
Feb 2022
Blk 161A · 5 ROOM · 01 TO 03 · Premium Apartment · 81 years left
114 sqmS$503,000S$4,412 psm
Feb 2022
Blk 161A · 4 ROOM · 13 TO 15 · Premium Apartment · 81 years left
95 sqmS$475,000S$5,000 psm
Oct 2021
Blk 161A · 5 ROOM · 04 TO 06 · Premium Apartment · 82 years left
114 sqmS$480,000S$4,211 psm
See more

Showing 17 of 64.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years71 yearsS$680,856S$751,720S$814,128S$828,366
10 years66 yearsS$653,150S$796,186S$933,872S$966,822
20 years56 yearsS$610,481S$907,143S$1,248,017S$1,337,640

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.