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HDB · 821228

Blk 228A Punggol Field

Project page · 99-year lease from 2021

Indicative value range
S$669,452 – S$762,452
Indicative mid S$725,596 · S$7,558 psm

Based on 55 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 169A07 TO 0993 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Oct 2026Blk 269B07 TO 0993 sqmS$715,000S$7,688 psm×1.000S$7,688 psm
Oct 2026Blk 228A04 TO 0696 sqmS$665,000S$6,927 psm×1.000S$6,927 psm
Sept 2026Blk 269B10 TO 1293 sqmS$738,888S$7,945 psm×1.000S$7,945 psm
Sept 2026Blk 270C07 TO 0997 sqmS$775,000S$7,990 psm×1.000S$7,990 psm
Sept 2026Blk 169C07 TO 0992 sqmS$655,000S$7,120 psm×1.000S$7,120 psm
Sept 2026Blk 258B04 TO 0693 sqmS$645,000S$6,935 psm×1.000S$6,935 psm
Sept 2026Blk 228B10 TO 1296 sqmS$695,000S$7,240 psm×1.000S$7,240 psm
Sept 2026Blk 228B07 TO 0996 sqmS$670,000S$6,979 psm×1.000S$6,979 psm
Sept 2026Blk 170C01 TO 0392 sqmS$615,000S$6,685 psm×1.000S$6,685 psm
Sept 2026Blk 259A01 TO 0393 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Aug 2026Blk 168C13 TO 1592 sqmS$656,888S$7,140 psm×1.000S$7,140 psm
Aug 2026Blk 259B04 TO 0693 sqmS$638,000S$6,860 psm×1.000S$6,860 psm
Aug 2026Blk 269C04 TO 0693 sqmS$635,000S$6,828 psm×1.000S$6,828 psm
Aug 2026Blk 269B04 TO 0696 sqmS$760,000S$7,917 psm×1.000S$7,917 psm
Aug 2026Blk 169B10 TO 1293 sqmS$648,000S$6,968 psm×1.000S$6,968 psm
Jul 2026Blk 168D04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Jul 2026Blk 270A04 TO 0693 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Jul 2026Blk 258A04 TO 0693 sqmS$624,888S$6,719 psm×1.000S$6,719 psm
Jul 2026Blk 258A01 TO 0393 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Jun 2026Blk 168C01 TO 0393 sqmS$576,888S$6,203 psm×1.000S$6,203 psm
Jun 2026Blk 269A16 TO 1897 sqmS$818,168S$8,435 psm×1.000S$8,435 psm
Jun 2026Blk 270B07 TO 0993 sqmS$788,000S$8,473 psm×1.000S$8,473 psm
May 2026Blk 268B10 TO 1297 sqmS$790,000S$8,144 psm×1.000S$8,144 psm
May 2026Blk 267B13 TO 1593 sqmS$750,000S$8,065 psm×1.000S$8,065 psm
May 2026Blk 259C07 TO 0993 sqmS$662,000S$7,118 psm×1.000S$7,118 psm
May 2026Blk 259C07 TO 0993 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
May 2026Blk 268B07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
May 2026Blk 269A10 TO 1299 sqmS$786,000S$7,939 psm×1.000S$7,939 psm
May 2026Blk 258C04 TO 0693 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Apr 2026Blk 268D13 TO 1593 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Apr 2026Blk 268D01 TO 0395 sqmS$638,000S$6,716 psm×1.000S$6,716 psm
Apr 2026Blk 268B04 TO 0697 sqmS$738,000S$7,608 psm×1.000S$7,608 psm
Mar 2026Blk 267C07 TO 0997 sqmS$753,888S$7,772 psm×0.997S$7,749 psm
Mar 2026Blk 169C10 TO 1292 sqmS$658,000S$7,152 psm×0.997S$7,131 psm
Mar 2026Blk 267A10 TO 1297 sqmS$780,000S$8,041 psm×0.997S$8,018 psm
Feb 2026Blk 259A10 TO 1293 sqmS$698,000S$7,505 psm×0.997S$7,483 psm
Feb 2026Blk 169B13 TO 1593 sqmS$670,000S$7,204 psm×0.997S$7,183 psm
Jan 2026Blk 269C13 TO 1593 sqmS$725,888S$7,805 psm×0.997S$7,782 psm
Jan 2026Blk 270A10 TO 1293 sqmS$758,000S$8,151 psm×0.997S$8,127 psm
Jan 2026Blk 169C04 TO 0692 sqmS$598,000S$6,500 psm×0.997S$6,481 psm
Jan 2026Blk 270A16 TO 1897 sqmS$805,000S$8,299 psm×0.997S$8,274 psm
Jan 2026Blk 169C13 TO 1592 sqmS$665,000S$7,228 psm×0.997S$7,207 psm
Jan 2026Blk 268B16 TO 1897 sqmS$800,000S$8,247 psm×0.997S$8,223 psm
Jan 2026Blk 267C13 TO 1599 sqmS$800,000S$8,081 psm×0.997S$8,057 psm
Jan 2026Blk 269C13 TO 1596 sqmS$760,000S$7,917 psm×0.997S$7,893 psm
Jan 2026Blk 270B01 TO 0397 sqmS$770,000S$7,938 psm×0.997S$7,915 psm
Jan 2026Blk 269C13 TO 1593 sqmS$705,000S$7,581 psm×0.997S$7,558 psm
Jan 2026Blk 258C16 TO 1893 sqmS$670,000S$7,204 psm×0.997S$7,183 psm
Jan 2026Blk 269C13 TO 1597 sqmS$766,000S$7,897 psm×0.997S$7,874 psm
Dec 2025Blk 268C16 TO 1897 sqmS$772,000S$7,959 psm×0.996S$7,927 psm
Dec 2025Blk 268A10 TO 1293 sqmS$710,000S$7,634 psm×0.996S$7,604 psm
Dec 2025Blk 269A10 TO 1293 sqmS$772,888S$8,311 psm×0.996S$8,278 psm
Nov 2025Blk 270B01 TO 0393 sqmS$768,000S$8,258 psm×0.996S$8,226 psm
Nov 2025Blk 269A10 TO 1295 sqmS$762,888S$8,030 psm×0.996S$7,999 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.

5.29% gross yield

S$38,400 of rent a year against the estimate above · 0.04 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 67 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 2026270B4 ROOMS$3,700
Sept 2026173C4 ROOMS$3,200
Sept 2026106C4 ROOMS$3,100
Sept 2026169C4 ROOMS$3,100
Sept 2026110C4 ROOMS$3,000
Sept 2026169A4 ROOMS$3,000
Aug 2026268D4 ROOMS$3,600
Aug 2026270A4 ROOMS$3,400

median of 67 HDB rental approvals for 4 ROOM on Punggol Field since 2025-10.

Buying or selling at S$725,596?

Buying: Stamp duty on S$725,596 · Cash and CPF needed on S$725,596 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$725,596.

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

Primary schools near 228a 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
Oct 2026
Blk 228A · 4 ROOM · 04 TO 06 · Model A · 94 years left
96 sqmS$665,000S$6,927 psm
Sept 2026
Blk 228A · 5 ROOM · 10 TO 12 · Improved · 94 years left
113 sqmS$830,000S$7,345 psm

Sale prices as filed in caveats.

Where the lease takes this

About 93 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 years88 yearsS$689,825S$761,622S$824,851S$839,277
10 years83 yearsS$647,691S$789,531S$926,066S$958,741
20 years73 yearsS$571,320S$848,952S$1,167,960S$1,251,833

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.