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HDB · 821201

Blk 201A Punggol Field

Project page · 99-year lease from 2004

Indicative value range
S$631,250 – S$676,748
Indicative mid S$654,193 · S$5,947 psm

Based on 58 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 201D07 TO 09110 sqmS$685,000S$6,227 psm×1.000S$6,227 psm
Oct 2026Blk 101B10 TO 12109 sqmS$665,000S$6,101 psm×1.000S$6,101 psm
Oct 2026Blk 201C13 TO 15110 sqmS$688,000S$6,255 psm×1.000S$6,255 psm
Oct 2026Blk 270B04 TO 06115 sqmS$908,000S$7,896 psm×1.000S$7,896 psm
Sept 2026Blk 110A10 TO 12110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Sept 2026Blk 173D04 TO 06110 sqmS$635,000S$5,773 psm×1.000S$5,773 psm
Sept 2026Blk 102D16 TO 18110 sqmS$678,000S$6,164 psm×1.000S$6,164 psm
Sept 2026Blk 201D04 TO 06110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
Aug 2026Blk 203A13 TO 15110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Aug 2026Blk 173A16 TO 18110 sqmS$620,000S$5,636 psm×1.000S$5,636 psm
Aug 2026Blk 204C10 TO 12110 sqmS$641,000S$5,827 psm×1.000S$5,827 psm
Aug 2026Blk 173D07 TO 09110 sqmS$628,000S$5,709 psm×1.000S$5,709 psm
Jul 2026Blk 197A07 TO 09110 sqmS$602,000S$5,473 psm×1.000S$5,473 psm
Jul 2026Blk 173C16 TO 18110 sqmS$668,000S$6,073 psm×1.000S$6,073 psm
Jul 2026Blk 270A04 TO 06116 sqmS$920,000S$7,931 psm×1.000S$7,931 psm
Jul 2026Blk 197B13 TO 15110 sqmS$670,888S$6,099 psm×1.000S$6,099 psm
Jul 2026Blk 175A13 TO 15110 sqmS$661,000S$6,009 psm×1.000S$6,009 psm
Jul 2026Blk 203B01 TO 03110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
Jun 2026Blk 201C07 TO 09110 sqmS$635,000S$5,773 psm×1.000S$5,773 psm
Jun 2026Blk 110D07 TO 09110 sqmS$590,000S$5,364 psm×1.000S$5,364 psm
Jun 2026Blk 267B04 TO 06115 sqmS$830,000S$7,217 psm×1.000S$7,217 psm
Jun 2026Blk 201D13 TO 15110 sqmS$700,000S$6,364 psm×1.000S$6,364 psm
Jun 2026Blk 201B10 TO 12110 sqmS$697,000S$6,336 psm×1.000S$6,336 psm
Jun 2026Blk 102A16 TO 18110 sqmS$665,000S$6,045 psm×1.000S$6,045 psm
Jun 2026Blk 173D07 TO 09110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Jun 2026Blk 204A07 TO 09110 sqmS$618,000S$5,618 psm×1.000S$5,618 psm
May 2026Blk 199C01 TO 03110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
May 2026Blk 201A10 TO 12110 sqmS$695,000S$6,318 psm×1.000S$6,318 psm
May 2026Blk 204C01 TO 03110 sqmS$618,000S$5,618 psm×1.000S$5,618 psm
May 2026Blk 203B07 TO 09110 sqmS$672,888S$6,117 psm×1.000S$6,117 psm
May 2026Blk 102D10 TO 12110 sqmS$655,000S$5,955 psm×1.000S$5,955 psm
May 2026Blk 106B10 TO 12110 sqmS$620,000S$5,636 psm×1.000S$5,636 psm
May 2026Blk 269A13 TO 15112 sqmS$888,000S$7,929 psm×1.000S$7,929 psm
May 2026Blk 203A04 TO 06110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
May 2026Blk 102C10 TO 12109 sqmS$606,888S$5,568 psm×1.000S$5,568 psm
Apr 2026Blk 203B13 TO 15110 sqmS$670,800S$6,098 psm×1.000S$6,098 psm
Mar 2026Blk 175D10 TO 12111 sqmS$666,667S$6,006 psm×0.997S$5,988 psm
Mar 2026Blk 202A13 TO 15110 sqmS$675,000S$6,136 psm×0.997S$6,118 psm
Mar 2026Blk 201C04 TO 06110 sqmS$620,000S$5,636 psm×0.997S$5,620 psm
Feb 2026Blk 199C10 TO 12110 sqmS$640,000S$5,818 psm×0.997S$5,801 psm
Feb 2026Blk 204C13 TO 15110 sqmS$650,000S$5,909 psm×0.997S$5,892 psm
Feb 2026Blk 204C13 TO 15110 sqmS$680,000S$6,182 psm×0.997S$6,164 psm
Jan 2026Blk 175D07 TO 09110 sqmS$620,000S$5,636 psm×0.997S$5,620 psm
Jan 2026Blk 106D10 TO 12110 sqmS$675,000S$6,136 psm×0.997S$6,118 psm
Jan 2026Blk 270C01 TO 03113 sqmS$835,000S$7,389 psm×0.997S$7,368 psm
Jan 2026Blk 203B01 TO 03110 sqmS$620,000S$5,636 psm×0.997S$5,620 psm
Dec 2025Blk 202A07 TO 09110 sqmS$650,000S$5,909 psm×0.996S$5,886 psm
Dec 2025Blk 175D10 TO 12110 sqmS$655,000S$5,955 psm×0.996S$5,931 psm
Dec 2025Blk 101B04 TO 06109 sqmS$650,000S$5,963 psm×0.996S$5,940 psm
Dec 2025Blk 110A16 TO 18110 sqmS$700,888S$6,372 psm×0.996S$6,347 psm
Dec 2025Blk 110D07 TO 09110 sqmS$660,000S$6,000 psm×0.996S$5,976 psm
Nov 2025Blk 175C04 TO 06110 sqmS$645,000S$5,864 psm×0.996S$5,841 psm
Nov 2025Blk 175A04 TO 06110 sqmS$650,000S$5,909 psm×0.996S$5,886 psm
Nov 2025Blk 102C01 TO 03110 sqmS$628,000S$5,709 psm×0.996S$5,687 psm
Nov 2025Blk 204D07 TO 09110 sqmS$660,000S$6,000 psm×0.996S$5,976 psm
Nov 2025Blk 102B07 TO 09109 sqmS$635,000S$5,826 psm×0.996S$5,803 psm
Nov 2025Blk 173B01 TO 03110 sqmS$605,000S$5,500 psm×0.996S$5,478 psm
Nov 2025Blk 205A07 TO 09110 sqmS$685,000S$6,227 psm×0.996S$6,203 psm

How accurate is this estimate for Punggol Field?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 161 sales in Punggol Field since.

Median error
3.6%

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.

5.87% gross yield

S$38,400 of rent a year against the estimate above · 0.21 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 197 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 2026268A5 ROOMS$3,500
Sept 2026201C5 ROOMS$3,400
Sept 2026259C5 ROOMS$3,400
Sept 2026204B5 ROOMS$3,300
Sept 2026201C5 ROOMS$3,100
Sept 2026199C5 ROOMS$3,100
Sept 2026106B5 ROOMS$3,050
Sept 2026199C5 ROOMS$3,000

median of 197 HDB rental approvals for 5 ROOM on Punggol Field since 2025-10.

Buying or selling at S$654,193?

Buying: Stamp duty on S$654,193 · Cash and CPF needed on S$654,193 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$654,193.

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

Primary schools near 201a Punggol Field

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 201A · 5 ROOM · 10 TO 12 · Improved · 77 years left
110 sqmS$695,000S$6,318 psm
Aug 2024
Blk 201A · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$635,000S$5,773 psm
May 2024
Blk 201A · 4 ROOM · 01 TO 03 · Model A · 79 years left
excluded: outlier
90 sqmS$490,000S$5,444 psm
Dec 2023
Blk 201A · 5 ROOM · 10 TO 12 · Improved · 80 years left
110 sqmS$628,888S$5,717 psm
Aug 2023
Blk 201A · 4 ROOM · 10 TO 12 · Model A · 80 years left
90 sqmS$548,000S$6,089 psm
Dec 2021
Blk 201A · 5 ROOM · 07 TO 09 · Improved · 82 years left
110 sqmS$512,000S$4,655 psm
Oct 2021
Blk 201A · 5 ROOM · 04 TO 06 · Improved · 82 years left
110 sqmS$475,000S$4,318 psm
See more

Showing 7 of 34.

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$617,393S$681,652S$738,242S$751,154
10 years66 yearsS$592,270S$721,974S$846,825S$876,704
20 years56 yearsS$553,578S$822,588S$1,131,689S$1,212,958

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.