Blk 220A Sumang Lane
Project page · 99-year lease from 2018
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 220A | 13 TO 15 | 93 sqm | S$666,000 | S$7,161 psm | ×1.000 | S$7,161 psm |
| Jun 2026 | Blk 220A | 04 TO 06 | 93 sqm | S$616,000 | S$6,624 psm | ×1.000 | S$6,624 psm |
| Dec 2025 | Blk 220A | 10 TO 12 | 93 sqm | S$650,000 | S$6,989 psm | ×0.996 | S$6,962 psm |
How accurate is this estimate for Sumang Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 104 sales in Sumang Lane since.
- Median error
- 3.2%
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.
6.02% gross yield
S$39,000 of rent a year against the estimate above · 0.69 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 231A | 4 ROOM | S$3,300 |
| Sept 2026 | 224A | 4 ROOM | S$3,200 |
| Aug 2026 | 232A | 4 ROOM | S$3,150 |
| Jul 2026 | 221A | 4 ROOM | S$3,300 |
| Apr 2026 | 231A | 4 ROOM | S$3,400 |
| Apr 2026 | 220B | 4 ROOM | S$3,300 |
| Apr 2026 | 234A | 4 ROOM | S$3,000 |
| Feb 2026 | 220C | 4 ROOM | S$3,400 |
median of 14 HDB rental approvals for 4 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$647,446?
Buying: Stamp duty on S$647,446 · Cash and CPF needed on S$647,446 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$647,446.
Each opens with this figure filled in; change anything there.
Primary schools near 220a Sumang Lane
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
- Punggol Green Primary School · 353 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 713 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 774 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 814 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Chiau Primary School · 1,067 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 1,176 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,177 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,344 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,361 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,364 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,386 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,591 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,771 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,786 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,868 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,959 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Vista Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$666,000 | S$7,161 psm |
| Jun 2026 | Blk 220A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$616,000 | S$6,624 psm |
| Dec 2025 | Blk 220A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2025 | Blk 220A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jul 2025 | Blk 220A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Jun 2025 | Blk 220A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jun 2025 | Blk 220A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Nov 2024 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$660,888 | S$7,106 psm |
| Oct 2024 | Blk 220A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Aug 2024 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2024 | Blk 220A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 48 sqm | S$360,000 | S$7,500 psm |
| Mar 2024 | Blk 220A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Mar 2024 | Blk 220A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2024 | Blk 220A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2023 | Blk 220A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Oct 2023 | Blk 220A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Sept 2023 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$591,800 | S$6,363 psm |
| Aug 2023 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Jul 2023 | Blk 220A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jun 2023 | Blk 220A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$522,000 | S$5,613 psm |
| Jun 2023 | Blk 220A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jun 2023 | Blk 220A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Jun 2023 | Blk 220A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 48 sqm | S$340,000 | S$7,083 psm |
| May 2023 | Blk 220A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$606,888 | S$6,526 psm |
| May 2023 | Blk 220A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$438,000 | S$6,441 psm |
| May 2023 | Blk 220A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$428,888 | S$6,307 psm |
| Apr 2023 | Blk 220A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Apr 2023 | Blk 220A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Mar 2023 | Blk 220A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$457,000 | S$6,721 psm |
| Feb 2023 | Blk 220A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Feb 2023 | Blk 220A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Feb 2023 | Blk 220A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Feb 2023 | Blk 220A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 48 sqm | S$335,000 | S$6,979 psm |
| Jan 2023 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jan 2023 | Blk 220A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$611,000 | S$6,570 psm |
| Jan 2023 | Blk 220A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Dec 2022 | Blk 220A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Dec 2022 | Blk 220A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$565,000 | S$6,075 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 220A · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 220A · 2 ROOM | S$2,500 | — |
| May 2026 | Blk 220A · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 220A · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 220A · 2 ROOM | S$2,550 | — |
| Feb 2026 | Blk 220A · 2 ROOM | S$2,400 | — |
| Dec 2025 | Blk 220A · 2 ROOM | S$2,300 | — |
| Oct 2025 | Blk 220A · 2 ROOM | S$2,500 | — |
| Jul 2025 | Blk 220A · 4 ROOM | S$3,800 | — |
| Jul 2025 | Blk 220A · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 220A · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 220A · 3 ROOM | S$1,700 | — |
| May 2025 | Blk 220A · 2 ROOM | S$2,550 | — |
| Dec 2024 | Blk 220A · 2 ROOM | S$2,300 | — |
| Oct 2024 | Blk 220A · 2 ROOM | S$2,500 | — |
| Aug 2024 | Blk 220A · 2 ROOM | S$2,600 | — |
| Apr 2024 | Blk 220A · 2 ROOM | S$2,550 | — |
| Mar 2024 | Blk 220A · 3 ROOM | S$1,700 | — |
| Feb 2024 | Blk 220A · 3 ROOM | S$2,900 | — |
| Aug 2023 | Blk 220A · 2 ROOM | S$2,600 | — |
| Jul 2023 | Blk 220A · 2 ROOM | S$2,300 | — |
| Jun 2023 | Blk 220A · 2 ROOM | S$2,550 | — |
| Apr 2023 | Blk 220A · 4 ROOM | S$3,800 | — |
| Jan 2023 | Blk 220A · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 220A · 4 ROOM | S$3,600 | — |
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 90 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 | 85 years | S$615,528 | S$679,593 | S$736,012 | S$748,884 |
| 10 years | 80 years | S$577,932 | S$704,496 | S$826,325 | S$855,481 |
| 20 years | 70 years | S$509,787 | S$757,517 | S$1,042,166 | S$1,117,006 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.