Blk 256A Sumang Walk
Project page · 99-year lease from 2016
Based on 5 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 256A | 01 TO 03 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Aug 2026 | Blk 256A | 13 TO 15 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Apr 2026 | Blk 256A | 13 TO 15 | 93 sqm | S$715,000 | S$7,688 psm | ×1.000 | S$7,688 psm |
| Jan 2026 | Blk 256A | 04 TO 06 | 93 sqm | S$660,000 | S$7,097 psm | ×0.997 | S$7,076 psm |
| Jan 2026 | Blk 256A | 16 TO 18 | 93 sqm | S$728,888 | S$7,838 psm | ×0.997 | S$7,814 psm |
How accurate is this estimate for Sumang Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 86 sales in Sumang Walk since.
- Median error
- 2.9%
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.
5.54% gross yield
S$39,600 of rent a year against the estimate above · 0.17 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 15 approvals in the last year.
In Punggol, flats of this type with 80 to 89 years of lease left yield 5.71%, from 36 blocks.
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 | 322B | 4 ROOM | S$3,200 |
| Aug 2026 | 323C | 4 ROOM | S$3,700 |
| Aug 2026 | 217C | 4 ROOM | S$3,300 |
| Jul 2026 | 217C | 4 ROOM | S$3,500 |
| Jun 2026 | 256A | 4 ROOM | S$3,450 |
| Jun 2026 | 217A | 4 ROOM | S$3,400 |
| Jun 2026 | 217A | 4 ROOM | S$3,300 |
| May 2026 | 217A | 4 ROOM | S$2,200 |
median of 15 HDB rental approvals for 4 ROOM on Sumang Walk since 2025-10.
Buying or selling at S$715,000?
Buying: Stamp duty on S$715,000 · Cash and CPF needed on S$715,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,000.
Each opens with this figure filled in; change anything there.
Primary schools near 256a Sumang Walk
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
- Valour Primary School · 312 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 500 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 668 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,225 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,314 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,375 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,584 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,594 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,642 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,657 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,797 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,812 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,886 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,886 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 256A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Aug 2026 | Blk 256A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2026 | Blk 256A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Apr 2026 | Blk 256A · 2 ROOM · 04 TO 06 · 2-room · 90 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Jan 2026 | Blk 256A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$728,888 | S$7,838 psm |
| Jan 2026 | Blk 256A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Sept 2025 | Blk 256A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Sept 2025 | Blk 256A · 2 ROOM · 16 TO 18 · Model A · 90 years left | 47 sqm | S$425,000 | S$9,043 psm |
| Mar 2025 | Blk 256A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Feb 2025 | Blk 256A · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Nov 2024 | Blk 256A · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Aug 2024 | Blk 256A · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$690,888 | S$7,429 psm |
| Jan 2024 | Blk 256A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$343,000 | S$7,298 psm |
| Nov 2023 | Blk 256A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Oct 2023 | Blk 256A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Oct 2023 | Blk 256A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Aug 2023 | Blk 256A · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Feb 2023 | Blk 256A · 2 ROOM · 04 TO 06 · 2-room · 93 years left excluded: outlier | 47 sqm | S$290,000 | S$6,170 psm |
| Jan 2023 | Blk 256A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Nov 2022 | Blk 256A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$575,888 | S$6,192 psm |
| Nov 2022 | Blk 256A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Jul 2022 | Blk 256A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$438,000 | S$6,441 psm |
| Jul 2022 | Blk 256A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Jul 2022 | Blk 256A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Mar 2022 | Blk 256A · 2 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 47 sqm | S$280,000 | S$5,957 psm |
| Feb 2022 | Blk 256A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Feb 2022 | Blk 256A · 2 ROOM · 16 TO 18 · Model A · 94 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Dec 2021 | Blk 256A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Nov 2021 | Blk 256A · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$302,000 | S$6,426 psm |
Showing 29 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 256A · 2 ROOM | S$2,300 | — |
| Jun 2026 | Blk 256A · 4 ROOM | S$3,450 | — |
| Feb 2026 | Blk 256A · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 256A · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 256A · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 256A · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 256A · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 256A · 4 ROOM | S$3,300 | — |
| Nov 2023 | Blk 256A · 4 ROOM | S$1,300 | — |
| Apr 2023 | Blk 256A · 2 ROOM | S$2,500 | — |
| Dec 2022 | Blk 256A · 4 ROOM | S$4,100 | — |
| Dec 2022 | Blk 256A · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 256A · 4 ROOM | S$1,300 | — |
| Aug 2022 | Blk 256A · 3 ROOM | S$3,000 | — |
| Apr 2022 | Blk 256A · 4 ROOM | S$2,900 | — |
| Feb 2022 | Blk 256A · 3 ROOM | S$2,700 | — |
| Nov 2021 | Blk 256A · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 256A · 4 ROOM | S$1,300 | — |
| Sept 2021 | Blk 256A · 4 ROOM | S$2,700 | — |
| Mar 2021 | Blk 256A · 2 ROOM | S$1,600 | — |
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 88 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 | 83 years | S$671,328 | S$741,201 | S$802,735 | S$816,774 |
| 10 years | 78 years | S$627,467 | S$764,879 | S$897,150 | S$928,805 |
| 20 years | 68 years | S$568,075 | S$844,129 | S$1,161,324 | S$1,244,721 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.