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HDB · 821234

Blk 234A Sumang Lane

Project page · 99-year lease from 2018

Indicative value range
S$510,367 – S$546,787
Indicative mid S$521,469 · S$7,669 psm

Based on 16 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
Sept 2026Blk 222A10 TO 1268 sqmS$520,000S$7,647 psm×1.000S$7,647 psm
Aug 2026Blk 224A01 TO 0368 sqmS$510,000S$7,500 psm×1.000S$7,500 psm
Jul 2026Blk 222A07 TO 0968 sqmS$508,000S$7,471 psm×1.000S$7,471 psm
Jul 2026Blk 221A04 TO 0668 sqmS$520,000S$7,647 psm×1.000S$7,647 psm
Jun 2026Blk 220B07 TO 0968 sqmS$548,000S$8,059 psm×1.000S$8,059 psm
May 2026Blk 221B13 TO 1568 sqmS$540,000S$7,941 psm×1.000S$7,941 psm
Apr 2026Blk 221A07 TO 0968 sqmS$510,000S$7,500 psm×1.000S$7,500 psm
Mar 2026Blk 221A04 TO 0668 sqmS$530,000S$7,794 psm×0.997S$7,771 psm
Mar 2026Blk 233A10 TO 1268 sqmS$512,000S$7,529 psm×0.997S$7,507 psm
Feb 2026Blk 220B16 TO 1868 sqmS$580,000S$8,529 psm×0.997S$8,504 psm
Feb 2026Blk 220B01 TO 0368 sqmS$490,000S$7,206 psm×0.997S$7,185 psm
Jan 2026Blk 233A13 TO 1568 sqmS$548,000S$8,059 psm×0.997S$8,035 psm
Dec 2025Blk 224A10 TO 1268 sqmS$575,888S$8,469 psm×0.996S$8,436 psm
Dec 2025Blk 221A04 TO 0668 sqmS$555,000S$8,162 psm×0.996S$8,130 psm
Dec 2025Blk 232C04 TO 0668 sqmS$525,000S$7,721 psm×0.996S$7,690 psm
Nov 2025Blk 234A04 TO 0668 sqmS$515,000S$7,574 psm×0.996S$7,544 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.

6.56% gross yield

S$34,200 of rent a year against the estimate above · 0.62 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

ApprovedBlockFlatRent a month
Aug 2026220A3 ROOMS$3,000
Aug 2026221A3 ROOMS$2,900
Aug 2026233A3 ROOMS$2,500
May 2026220B3 ROOMS$2,800
May 2026224C3 ROOMS$2,800
May 2026220A3 ROOMS$2,800
Apr 2026220C3 ROOMS$2,900
Apr 2026220C3 ROOMS$2,850

median of 13 HDB rental approvals for 3 ROOM on Sumang Lane since 2025-10.

Buying or selling at S$521,469?

Buying: Stamp duty on S$521,469 · Cash and CPF needed on S$521,469 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$521,469.

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

Primary schools near 234a 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
Jun 2026
Blk 234A · 4 ROOM · 16 TO 18 · Model A · 92 years left
93 sqmS$665,000S$7,151 psm
Nov 2025
Blk 234A · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$515,000S$7,574 psm
Jul 2025
Blk 234A · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$620,000S$6,667 psm
Jul 2025
Blk 234A · 4 ROOM · 16 TO 18 · Model A · 92 years left
93 sqmS$665,000S$7,151 psm
Jul 2025
Blk 234A · 3 ROOM · 16 TO 18 · Model A · 92 years left
68 sqmS$550,000S$8,088 psm
Feb 2025
Blk 234A · 3 ROOM · 13 TO 15 · Model A · 93 years left
68 sqmS$522,888S$7,690 psm
Dec 2024
Blk 234A · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$590,000S$6,344 psm
Apr 2024
Blk 234A · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$588,000S$6,323 psm
Apr 2024
Blk 234A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$485,000S$7,132 psm
Oct 2023
Blk 234A · 3 ROOM · 01 TO 03 · Model A · 94 years left
68 sqmS$438,000S$6,441 psm
Feb 2023
Blk 234A · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$448,000S$6,588 psm
Jan 2023
Blk 234A · 3 ROOM · 01 TO 03 · Model A · 95 years left
68 sqmS$425,000S$6,250 psm
Jan 2023
Blk 234A · 2 ROOM · 01 TO 03 · 2-room · 95 years left
47 sqmS$320,000S$6,809 psm
Dec 2022
Blk 234A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$550,000S$5,914 psm
Oct 2022
Blk 234A · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$460,000S$6,765 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$495,761S$547,360S$592,802S$603,169
10 years80 yearsS$465,480S$567,418S$665,542S$689,025
20 years70 yearsS$410,595S$610,122S$839,385S$899,664

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.