Blk 226A 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 226A | 04 TO 06 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| Jul 2026 | Blk 226A | 04 TO 06 | 92 sqm | S$620,000 | S$6,739 psm | ×1.000 | S$6,739 psm |
| Feb 2026 | Blk 226A | 16 TO 18 | 93 sqm | S$683,888 | S$7,354 psm | ×0.997 | S$7,332 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.
6.19% gross yield
S$39,000 of rent a year against the estimate above · 0.86 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$630,000?
Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,000.
Each opens with this figure filled in; change anything there.
Primary schools near 226a 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 · 544 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 743 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 860 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,135 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,300 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,426 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,468 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,548 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,555 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,560 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,822 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,939 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 226A · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 114 sqm | S$780,000 | S$6,842 psm |
| Aug 2026 | Blk 226A · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Jul 2026 | Blk 226A · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$620,000 | S$6,739 psm |
| May 2026 | Blk 226A · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 114 sqm | S$780,000 | S$6,842 psm |
| Feb 2026 | Blk 226A · 4 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 93 sqm | S$683,888 | S$7,354 psm |
| Nov 2024 | Blk 226A · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 114 sqm | S$795,000 | S$6,974 psm |
| Nov 2024 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Oct 2024 | Blk 226A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 114 sqm | S$788,888 | S$6,920 psm |
| Oct 2024 | Blk 226A · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 114 sqm | S$770,000 | S$6,754 psm |
| Aug 2024 | Blk 226A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Dec 2023 | Blk 226A · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 114 sqm | S$670,000 | S$5,877 psm |
| Nov 2023 | Blk 226A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 114 sqm | S$755,000 | S$6,623 psm |
| Oct 2023 | Blk 226A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Sept 2023 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$588,888 | S$6,401 psm |
| Jun 2023 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jun 2023 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$588,800 | S$6,400 psm |
| Apr 2023 | Blk 226A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Nov 2022 | Blk 226A · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 114 sqm | S$735,000 | S$6,447 psm |
| Nov 2022 | Blk 226A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Oct 2022 | Blk 226A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Sept 2022 | Blk 226A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Aug 2022 | Blk 226A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$600,088 | S$6,523 psm |
| Aug 2022 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 92 sqm | S$578,000 | S$6,283 psm |
| Jul 2022 | Blk 226A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 114 sqm | S$690,000 | S$6,053 psm |
| Jul 2022 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jun 2022 | Blk 226A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$700,000 | S$6,140 psm |
| Jun 2022 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$568,000 | S$6,108 psm |
| May 2022 | Blk 226A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Apr 2022 | Blk 226A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Mar 2022 | Blk 226A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 114 sqm | S$680,000 | S$5,965 psm |
| Mar 2022 | Blk 226A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Feb 2022 | Blk 226A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Feb 2022 | Blk 226A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 114 sqm | S$660,000 | S$5,789 psm |
| Jan 2022 | Blk 226A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$526,800 | S$5,665 psm |
| Jan 2022 | Blk 226A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Nov 2021 | Blk 226A · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 114 sqm | S$660,000 | S$5,789 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2025 | Blk 226A · 4 ROOM | S$3,400 | — |
| Sept 2024 | Blk 226A · 4 ROOM | S$3,100 | — |
| Feb 2023 | Blk 226A · 4 ROOM | S$4,000 | — |
| Aug 2022 | Blk 226A · 4 ROOM | S$2,950 | — |
| Nov 2021 | Blk 226A · 5 ROOM | S$2,700 | — |
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$598,942 | S$661,280 | S$716,179 | S$728,704 |
| 10 years | 80 years | S$562,359 | S$685,513 | S$804,059 | S$832,429 |
| 20 years | 70 years | S$496,050 | S$737,105 | S$1,014,084 | S$1,086,907 |
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.