Blk 233A 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 233A | 01 TO 03 | 47 sqm | S$350,000 | S$7,447 psm | ×1.000 | S$7,447 psm |
| Feb 2026 | Blk 233A | 04 TO 06 | 47 sqm | S$380,000 | S$8,085 psm | ×0.997 | S$8,061 psm |
| Dec 2025 | Blk 233A | 16 TO 18 | 47 sqm | S$405,000 | S$8,617 psm | ×0.996 | S$8,583 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.
7.28% gross yield
S$27,600 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$2,300 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 233A | 2 ROOM | S$2,300 |
| Sept 2026 | 233A | 2 ROOM | S$2,200 |
| Sept 2026 | 234A | 2 ROOM | S$600 |
| Aug 2026 | 220A | 2 ROOM | S$2,500 |
| Aug 2026 | 233A | 2 ROOM | S$2,500 |
| Aug 2026 | 232C | 2 ROOM | S$2,300 |
| Jul 2026 | 233A | 2 ROOM | S$2,400 |
| Jul 2026 | 222A | 2 ROOM | S$2,100 |
median of 31 HDB rental approvals for 2 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$378,879?
Buying: Stamp duty on S$378,879 · Cash and CPF needed on S$378,879 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$378,879.
Each opens with this figure filled in; change anything there.
Primary schools near 233a 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
- Springdale Primary School · 680 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 834 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,072 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,072 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fern Green Primary School · 1,133 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,184 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,420 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,610 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,632 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,832 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,840 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,870 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 233A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Mar 2026 | Blk 233A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$512,000 | S$7,529 psm |
| Feb 2026 | Blk 233A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jan 2026 | Blk 233A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$548,000 | S$8,059 psm |
| Dec 2025 | Blk 233A · 2 ROOM · 16 TO 18 · Model A · 92 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Oct 2025 | Blk 233A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$372,000 | S$7,915 psm |
| Jul 2025 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Apr 2025 | Blk 233A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Apr 2025 | Blk 233A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 38 sqm | S$345,000 | S$9,079 psm |
| Mar 2025 | Blk 233A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Feb 2025 | Blk 233A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jan 2025 | Blk 233A · 2 ROOM · 13 TO 15 · 2-room · 93 years left | 47 sqm | S$377,888 | S$8,040 psm |
| Jan 2025 | Blk 233A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Nov 2024 | Blk 233A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$383,888 | S$8,168 psm |
| Oct 2024 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$376,000 | S$8,000 psm |
| Aug 2024 | Blk 233A · 2 ROOM · 10 TO 12 · Model A · 93 years left | 38 sqm | S$350,000 | S$9,211 psm |
| Aug 2024 | Blk 233A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 38 sqm | S$340,000 | S$8,947 psm |
| Jul 2024 | Blk 233A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Jul 2024 | Blk 233A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 38 sqm | S$366,000 | S$9,632 psm |
| Jul 2024 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jul 2024 | Blk 233A · 2 ROOM · 01 TO 03 · 2-room · 93 years left | 47 sqm | S$338,000 | S$7,191 psm |
| Jun 2024 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Apr 2024 | Blk 233A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Mar 2024 | Blk 233A · 2 ROOM · 13 TO 15 · 2-room · 94 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Nov 2023 | Blk 233A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$450,888 | S$6,631 psm |
| Nov 2023 | Blk 233A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Sept 2023 | Blk 233A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Sept 2023 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Sept 2023 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Aug 2023 | Blk 233A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jul 2023 | Blk 233A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jul 2023 | Blk 233A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$425,000 | S$6,250 psm |
| May 2023 | Blk 233A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$325,000 | S$6,915 psm |
| Apr 2023 | Blk 233A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 38 sqm | S$348,000 | S$9,158 psm |
| Mar 2023 | Blk 233A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Mar 2023 | Blk 233A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Mar 2023 | Blk 233A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Jan 2023 | Blk 233A · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Jan 2023 | Blk 233A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 233A · 2 ROOM | S$2,300 | — |
| Sept 2026 | Blk 233A · 2 ROOM | S$2,200 | — |
| Aug 2026 | Blk 233A · 3 ROOM | S$2,500 | — |
| Aug 2026 | Blk 233A · 2 ROOM | S$2,500 | — |
| Jul 2026 | Blk 233A · 2 ROOM | S$2,400 | — |
| Jul 2026 | Blk 233A · 2 ROOM | S$1,750 | — |
| Apr 2026 | Blk 233A · 2 ROOM | S$2,400 | — |
| Feb 2026 | Blk 233A · 2 ROOM | S$2,500 | — |
| Jan 2026 | Blk 233A · 2 ROOM | S$1,200 | — |
| Dec 2025 | Blk 233A · 2 ROOM | S$2,500 | — |
| Nov 2025 | Blk 233A · 2 ROOM | S$2,400 | — |
| Nov 2025 | Blk 233A · 2 ROOM | S$2,300 | — |
| Sept 2025 | Blk 233A · 2 ROOM | S$2,250 | — |
| Aug 2025 | Blk 233A · 2 ROOM | S$2,200 | — |
| Jul 2025 | Blk 233A · 2 ROOM | S$2,400 | — |
| Jul 2025 | Blk 233A · 2 ROOM | S$2,250 | — |
| Jun 2025 | Blk 233A · 2 ROOM | S$2,400 | — |
| May 2025 | Blk 233A · 2 ROOM | S$2,350 | — |
| May 2025 | Blk 233A · 2 ROOM | S$1,750 | — |
| Mar 2025 | Blk 233A · 2 ROOM | S$2,400 | — |
| Mar 2025 | Blk 233A · 2 ROOM | S$2,200 | — |
| Feb 2025 | Blk 233A · 2 ROOM | S$2,300 | — |
| Jan 2025 | Blk 233A · 2 ROOM | S$2,470 | — |
| Jan 2025 | Blk 233A · 2 ROOM | S$2,400 | — |
| Dec 2024 | Blk 233A · 2 ROOM | S$2,500 | — |
| Sept 2024 | Blk 233A · 2 ROOM | S$2,300 | — |
| Sept 2024 | Blk 233A · 2 ROOM | S$2,200 | — |
| Aug 2024 | Blk 233A · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 233A · 2 ROOM | S$2,400 | — |
| Jul 2024 | Blk 233A · 2 ROOM | S$2,900 | — |
| Jun 2024 | Blk 233A · 2 ROOM | S$2,600 | — |
| Jun 2024 | Blk 233A · 2 ROOM | S$1,650 | — |
| Apr 2024 | Blk 233A · 2 ROOM | S$1,750 | — |
| Feb 2024 | Blk 233A · 2 ROOM | S$1,200 | — |
| Jan 2024 | Blk 233A · 2 ROOM | S$2,600 | — |
| Nov 2023 | Blk 233A · 2 ROOM | S$2,700 | — |
| Sept 2023 | Blk 233A · 2 ROOM | S$2,400 | — |
| Aug 2023 | Blk 233A · 2 ROOM | S$2,050 | — |
| Aug 2023 | Blk 233A · 2 ROOM | S$1,600 | — |
| Jul 2023 | Blk 233A · 2 ROOM | S$2,800 | — |
| Jul 2023 | Blk 233A · 2 ROOM | S$1,750 | — |
| Jun 2023 | Blk 233A · 2 ROOM | S$2,700 | — |
| Jun 2023 | Blk 233A · 2 ROOM | S$2,500 | — |
| Jun 2023 | Blk 233A · 2 ROOM | S$1,650 | — |
| Mar 2023 | Blk 233A · 2 ROOM | S$2,150 | — |
| Feb 2023 | Blk 233A · 2 ROOM | S$2,800 | — |
| Jan 2023 | Blk 233A · 2 ROOM | S$3,100 | — |
| Jan 2023 | Blk 233A · 2 ROOM | S$1,200 | — |
| Dec 2022 | Blk 233A · 2 ROOM | S$2,700 | — |
| Dec 2022 | Blk 233A · 2 ROOM | S$1,300 | — |
| Jul 2022 | Blk 233A · 2 ROOM | S$1,900 | — |
| Jun 2021 | Blk 233A · 2 ROOM | S$1,400 | — |
| May 2021 | Blk 233A · 2 ROOM | S$1,400 | — |
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$360,201 | S$397,691 | S$430,707 | S$438,239 |
| 10 years | 80 years | S$338,200 | S$412,264 | S$483,557 | S$500,619 |
| 20 years | 70 years | S$298,322 | S$443,291 | S$609,865 | S$653,661 |
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.