homequant
HDB · 821224

Blk 224A Sumang Lane

Project page · 99-year lease from 2018

Indicative value range
S$630,515 – S$659,469
Indicative mid S$647,446 · S$6,962 psm

Based on 47 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 221A04 TO 0693 sqmS$628,000S$6,753 psm×1.000S$6,753 psm
Aug 2026Blk 224C10 TO 1293 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Aug 2026Blk 224B13 TO 1593 sqmS$652,888S$7,020 psm×1.000S$7,020 psm
Aug 2026Blk 220A13 TO 1593 sqmS$666,000S$7,161 psm×1.000S$7,161 psm
Aug 2026Blk 224C07 TO 0993 sqmS$638,000S$6,860 psm×1.000S$6,860 psm
Aug 2026Blk 224B04 TO 0693 sqmS$597,000S$6,419 psm×1.000S$6,419 psm
Aug 2026Blk 226A04 TO 0692 sqmS$630,000S$6,848 psm×1.000S$6,848 psm
Aug 2026Blk 232B04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 233C04 TO 0693 sqmS$598,000S$6,430 psm×1.000S$6,430 psm
Jul 2026Blk 226A04 TO 0692 sqmS$620,000S$6,739 psm×1.000S$6,739 psm
Jul 2026Blk 232B10 TO 1293 sqmS$660,000S$7,097 psm×1.000S$7,097 psm
Jul 2026Blk 220C04 TO 0693 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
Jul 2026Blk 224A13 TO 1593 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Jul 2026Blk 224C10 TO 1293 sqmS$655,000S$7,043 psm×1.000S$7,043 psm
Jun 2026Blk 234A16 TO 1893 sqmS$665,000S$7,151 psm×1.000S$7,151 psm
Jun 2026Blk 233C10 TO 1293 sqmS$635,000S$6,828 psm×1.000S$6,828 psm
Jun 2026Blk 221B10 TO 1293 sqmS$655,000S$7,043 psm×1.000S$7,043 psm
Jun 2026Blk 220A04 TO 0693 sqmS$616,000S$6,624 psm×1.000S$6,624 psm
May 2026Blk 231B13 TO 1593 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
May 2026Blk 222A04 TO 0693 sqmS$647,000S$6,957 psm×1.000S$6,957 psm
May 2026Blk 231A10 TO 1293 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
May 2026Blk 221B07 TO 0993 sqmS$658,000S$7,075 psm×1.000S$7,075 psm
May 2026Blk 220B04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Apr 2026Blk 231A04 TO 0693 sqmS$612,000S$6,581 psm×1.000S$6,581 psm
Apr 2026Blk 224B04 TO 0693 sqmS$645,000S$6,935 psm×1.000S$6,935 psm
Apr 2026Blk 222A04 TO 0693 sqmS$643,000S$6,914 psm×1.000S$6,914 psm
Apr 2026Blk 227A13 TO 1592 sqmS$645,888S$7,021 psm×1.000S$7,021 psm
Apr 2026Blk 224C10 TO 1293 sqmS$666,666S$7,168 psm×1.000S$7,168 psm
Apr 2026Blk 220B10 TO 1293 sqmS$663,000S$7,129 psm×1.000S$7,129 psm
Apr 2026Blk 233B13 TO 1593 sqmS$632,888S$6,805 psm×1.000S$6,805 psm
Mar 2026Blk 221A10 TO 1293 sqmS$638,000S$6,860 psm×0.997S$6,840 psm
Mar 2026Blk 222A10 TO 1293 sqmS$630,000S$6,774 psm×0.997S$6,754 psm
Mar 2026Blk 224B10 TO 1293 sqmS$650,000S$6,989 psm×0.997S$6,969 psm
Mar 2026Blk 220C10 TO 1293 sqmS$642,000S$6,903 psm×0.997S$6,883 psm
Feb 2026Blk 221A07 TO 0993 sqmS$608,000S$6,538 psm×0.997S$6,518 psm
Feb 2026Blk 226A16 TO 1893 sqmS$683,888S$7,354 psm×0.997S$7,332 psm
Jan 2026Blk 227A16 TO 1893 sqmS$669,000S$7,194 psm×0.997S$7,172 psm
Jan 2026Blk 232C16 TO 1893 sqmS$610,000S$6,559 psm×0.997S$6,540 psm
Jan 2026Blk 231A16 TO 1893 sqmS$660,000S$7,097 psm×0.997S$7,076 psm
Jan 2026Blk 232A04 TO 0693 sqmS$630,000S$6,774 psm×0.997S$6,754 psm
Jan 2026Blk 231A10 TO 1293 sqmS$660,888S$7,106 psm×0.997S$7,085 psm
Dec 2025Blk 234B13 TO 1593 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Dec 2025Blk 232B01 TO 0393 sqmS$640,000S$6,882 psm×0.996S$6,855 psm
Dec 2025Blk 224C13 TO 1593 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Dec 2025Blk 224B10 TO 1293 sqmS$660,000S$7,097 psm×0.996S$7,069 psm
Dec 2025Blk 220A10 TO 1293 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Dec 2025Blk 220B13 TO 1593 sqmS$680,000S$7,312 psm×0.996S$7,283 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

ApprovedBlockFlatRent a month
Sept 2026231A4 ROOMS$3,300
Sept 2026224A4 ROOMS$3,200
Aug 2026232A4 ROOMS$3,150
Jul 2026221A4 ROOMS$3,300
Apr 2026231A4 ROOMS$3,400
Apr 2026220B4 ROOMS$3,300
Apr 2026234A4 ROOMS$3,000
Feb 2026220C4 ROOMS$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 224a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 224A · 3 ROOM · 01 TO 03 · Model A · 91 years left
68 sqmS$510,000S$7,500 psm
Jul 2026
Blk 224A · 4 ROOM · 13 TO 15 · Model A · 91 years left
93 sqmS$670,000S$7,204 psm
Dec 2025
Blk 224A · 3 ROOM · 10 TO 12 · Model A · 92 years left
68 sqmS$575,888S$8,469 psm
Jun 2025
Blk 224A · 4 ROOM · 10 TO 12 · Model A · 93 years left
93 sqmS$630,000S$6,774 psm
Jan 2025
Blk 224A · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$515,000S$7,574 psm
Dec 2024
Blk 224A · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$590,000S$6,344 psm
Nov 2024
Blk 224A · 4 ROOM · 13 TO 15 · Model A · 93 years left
93 sqmS$655,000S$7,043 psm
Sept 2024
Blk 224A · 4 ROOM · 04 TO 06 · Model A · 93 years left
93 sqmS$600,000S$6,452 psm
Jul 2024
Blk 224A · 4 ROOM · 13 TO 15 · Model A · 93 years left
93 sqmS$628,000S$6,753 psm
Jul 2024
Blk 224A · 3 ROOM · 01 TO 03 · Model A · 94 years left
68 sqmS$460,000S$6,765 psm
May 2024
Blk 224A · 4 ROOM · 01 TO 03 · Model A · 94 years left
excluded: outlier
93 sqmS$530,000S$5,699 psm
Apr 2024
Blk 224A · 4 ROOM · 16 TO 18 · Model A · 94 years left
93 sqmS$600,000S$6,452 psm
Mar 2024
Blk 224A · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$580,000S$6,237 psm
Mar 2024
Blk 224A · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$480,888S$7,072 psm
Oct 2023
Blk 224A · 3 ROOM · 16 TO 18 · Model A · 94 years left
68 sqmS$470,000S$6,912 psm
Aug 2023
Blk 224A · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$470,000S$6,912 psm
Jul 2023
Blk 224A · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$525,000S$5,645 psm
Jul 2023
Blk 224A · 3 ROOM · 16 TO 18 · Model A · 94 years left
68 sqmS$475,000S$6,985 psm
Jun 2023
Blk 224A · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$458,000S$6,735 psm
Mar 2023
Blk 224A · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$590,000S$6,344 psm
Mar 2023
Blk 224A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$578,888S$6,225 psm
Mar 2023
Blk 224A · 4 ROOM · 16 TO 18 · Model A · 95 years left
93 sqmS$560,000S$6,022 psm
Mar 2023
Blk 224A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$540,000S$5,806 psm
Feb 2023
Blk 224A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$562,000S$6,043 psm
Jan 2023
Blk 224A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$585,000S$6,290 psm
Jan 2023
Blk 224A · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$458,000S$6,735 psm
Jan 2023
Blk 224A · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$450,000S$6,618 psm
Jan 2023
Blk 224A · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$430,000S$6,324 psm
Oct 2022
Blk 224A · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$450,000S$6,618 psm
Aug 2022
Blk 224A · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$435,000S$6,397 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years85 yearsS$615,528S$679,593S$736,012S$748,884
10 years80 yearsS$577,932S$704,496S$826,325S$855,481
20 years70 yearsS$509,787S$757,517S$1,042,166S$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.