Blk 168A Punggol East
Project page · 99-year lease from 2009
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 168A | 07 TO 09 | 92 sqm | S$640,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Aug 2026 | Blk 659A | 10 TO 12 | 93 sqm | S$638,888 | S$6,870 psm | ×1.000 | S$6,870 psm |
| Jul 2026 | Blk 168B | 10 TO 12 | 92 sqm | S$635,000 | S$6,902 psm | ×1.000 | S$6,902 psm |
| Jul 2026 | Blk 167C | 07 TO 09 | 92 sqm | S$590,000 | S$6,413 psm | ×1.000 | S$6,413 psm |
| Feb 2026 | Blk 167A | 13 TO 15 | 92 sqm | S$640,000 | S$6,957 psm | ×0.997 | S$6,936 psm |
| Feb 2026 | Blk 168B | 04 TO 06 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Jan 2026 | Blk 167B | 04 TO 06 | 92 sqm | S$605,000 | S$6,576 psm | ×0.997 | S$6,557 psm |
How accurate is this estimate for Punggol East?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Punggol East since.
- Median error
- 3.1%
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.
6.08% gross yield
S$38,400 of rent a year against the estimate above · 0.38 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 24 approvals in the last year.
In Punggol, flats of this type with 80 to 89 years of lease left yield 5.71%, from 36 blocks.
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 |
|---|---|---|---|
| Aug 2026 | 167A | 4 ROOM | S$3,300 |
| Aug 2026 | 167C | 4 ROOM | S$3,250 |
| Aug 2026 | 167A | 4 ROOM | S$3,200 |
| Aug 2026 | 167B | 4 ROOM | S$2,600 |
| Jul 2026 | 167B | 4 ROOM | S$1,800 |
| Jun 2026 | 167B | 4 ROOM | S$3,350 |
| Jun 2026 | 167A | 4 ROOM | S$3,200 |
| Jun 2026 | 167D | 4 ROOM | S$3,050 |
median of 24 HDB rental approvals for 4 ROOM on Punggol East since 2025-10.
Buying or selling at S$632,018?
Buying: Stamp duty on S$632,018 · Cash and CPF needed on S$632,018 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$632,018.
Each opens with this figure filled in; change anything there.
Primary schools near 168a Punggol East
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
- Greendale Primary School · 159 m · no 2025 Phase 2C ballot
- Mee Toh School · 466 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 512 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 624 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 892 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 992 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,093 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,341 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,470 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,654 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,743 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,861 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 168A · 4 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Sept 2025 | Blk 168A · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Jul 2025 | Blk 168A · 4 ROOM · 04 TO 06 · Premium Apartment · 83 years left | 92 sqm | S$628,888 | S$6,836 psm |
| May 2025 | Blk 168A · 4 ROOM · 16 TO 18 · Premium Apartment · 83 years left | 92 sqm | S$648,888 | S$7,053 psm |
| Mar 2025 | Blk 168A · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Oct 2024 | Blk 168A · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left | 92 sqm | S$608,888 | S$6,618 psm |
| Sept 2024 | Blk 168A · 4 ROOM · 10 TO 12 · Premium Apartment · 84 years left | 92 sqm | S$632,000 | S$6,870 psm |
| Feb 2024 | Blk 168A · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left excluded: outlier | 92 sqm | S$620,000 | S$6,739 psm |
| Dec 2023 | Blk 168A · 4 ROOM · 13 TO 15 · Premium Apartment · 84 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Jan 2023 | Blk 168A · 4 ROOM · 16 TO 18 · Premium Apartment · 85 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Dec 2021 | Blk 168A · 4 ROOM · 16 TO 18 · Premium Apartment · 86 years left | 92 sqm | S$492,000 | S$5,348 psm |
Showing 11 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 168A · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 168A · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 168A · 4 ROOM | S$2,900 | — |
| Jun 2025 | Blk 168A · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 168A · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 168A · 4 ROOM | S$2,800 | — |
| Sept 2023 | Blk 168A · 4 ROOM | S$2,300 | — |
| Jun 2023 | Blk 168A · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 168A · 4 ROOM | S$2,000 | — |
| Jul 2022 | Blk 168A · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 168A · 4 ROOM | S$1,800 | — |
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 81 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 | 76 years | S$590,726 | S$652,209 | S$706,355 | S$718,708 |
| 10 years | 71 years | S$557,496 | S$679,585 | S$797,106 | S$825,230 |
| 20 years | 61 years | S$518,112 | S$769,887 | S$1,059,185 | S$1,135,247 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.