Blk 221A Sumang Lane
Project page · 99-year lease from 2018
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 221A | 04 TO 06 | 68 sqm | S$520,000 | S$7,647 psm | ×1.000 | S$7,647 psm |
| Apr 2026 | Blk 221A | 07 TO 09 | 68 sqm | S$510,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Mar 2026 | Blk 221A | 04 TO 06 | 68 sqm | S$530,000 | S$7,794 psm | ×0.997 | S$7,771 psm |
| Dec 2025 | Blk 221A | 04 TO 06 | 68 sqm | S$555,000 | S$8,162 psm | ×0.996 | S$8,130 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.
6.52% gross yield
S$34,200 of rent a year against the estimate above · 0.58 points above flats like it
Homes like this rent for about S$2,850 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 |
|---|---|---|---|
| Aug 2026 | 220A | 3 ROOM | S$3,000 |
| Aug 2026 | 221A | 3 ROOM | S$2,900 |
| Aug 2026 | 233A | 3 ROOM | S$2,500 |
| May 2026 | 220B | 3 ROOM | S$2,800 |
| May 2026 | 224C | 3 ROOM | S$2,800 |
| May 2026 | 220A | 3 ROOM | S$2,800 |
| Apr 2026 | 220C | 3 ROOM | S$2,900 |
| Apr 2026 | 220C | 3 ROOM | S$2,850 |
median of 13 HDB rental approvals for 3 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$524,219?
Buying: Stamp duty on S$524,219 · Cash and CPF needed on S$524,219 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$524,219.
Each opens with this figure filled in; change anything there.
Primary schools near 221a 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 · 240 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 676 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 700 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 839 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Chiau Primary School · 1,056 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 1,093 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Cove Primary School · 1,191 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,217 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,240 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,268 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,403 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,658 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,683 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,692 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,839 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,840 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,868 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 221A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Jul 2026 | Blk 221A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Apr 2026 | Blk 221A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Mar 2026 | Blk 221A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Mar 2026 | Blk 221A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Feb 2026 | Blk 221A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Dec 2025 | Blk 221A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$555,000 | S$8,162 psm |
| Oct 2025 | Blk 221A · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$535,000 | S$7,868 psm |
| Sept 2025 | Blk 221A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$543,000 | S$7,985 psm |
| Mar 2025 | Blk 221A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Feb 2025 | Blk 221A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Nov 2024 | Blk 221A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$538,888 | S$7,925 psm |
| Nov 2024 | Blk 221A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Oct 2024 | Blk 221A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Oct 2024 | Blk 221A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Jul 2024 | Blk 221A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jun 2024 | Blk 221A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$642,000 | S$6,903 psm |
| Apr 2024 | Blk 221A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Feb 2024 | Blk 221A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jan 2024 | Blk 221A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2024 | Blk 221A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Oct 2023 | Blk 221A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$602,000 | S$6,473 psm |
| Sept 2023 | Blk 221A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Jul 2023 | Blk 221A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jun 2023 | Blk 221A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| May 2023 | Blk 221A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$605,000 | S$6,505 psm |
| May 2023 | Blk 221A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Apr 2023 | Blk 221A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$588,888 | S$6,332 psm |
| Apr 2023 | Blk 221A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Apr 2023 | Blk 221A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Apr 2023 | Blk 221A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$446,888 | S$6,572 psm |
| Mar 2023 | Blk 221A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Feb 2023 | Blk 221A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$461,000 | S$6,779 psm |
| Feb 2023 | Blk 221A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$412,288 | S$6,063 psm |
| Jan 2023 | Blk 221A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Dec 2022 | Blk 221A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Oct 2022 | Blk 221A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 221A · 3 ROOM | S$2,900 | — |
| Jul 2026 | Blk 221A · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 221A · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 221A · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 221A · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 221A · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 221A · 3 ROOM | S$2,800 | — |
| Jul 2022 | Blk 221A · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 221A · 3 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 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$498,375 | S$550,247 | S$595,928 | S$606,350 |
| 10 years | 80 years | S$467,935 | S$570,410 | S$669,052 | S$692,658 |
| 20 years | 70 years | S$412,760 | S$613,340 | S$843,812 | S$904,408 |
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.