Blk 261A Punggol Way
Project page · 99-year lease from 2016
Based on 4 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 261A | 16 TO 18 | 68 sqm | S$580,000 | S$8,529 psm | ×1.000 | S$8,529 psm |
| Jul 2026 | Blk 261A | 16 TO 18 | 68 sqm | S$588,000 | S$8,647 psm | ×1.000 | S$8,647 psm |
| May 2026 | Blk 261A | 04 TO 06 | 68 sqm | S$538,000 | S$7,912 psm | ×1.000 | S$7,912 psm |
| Feb 2026 | Blk 261A | 16 TO 18 | 68 sqm | S$585,000 | S$8,603 psm | ×0.997 | S$8,578 psm |
How accurate is this estimate for Punggol Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Punggol Way since.
- Median error
- 2.2%
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$36,000 of rent a year against the estimate above · 0.15 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 314A | 3 ROOM | S$3,100 |
| May 2026 | 261A | 3 ROOM | S$2,850 |
| Apr 2026 | 261A | 3 ROOM | S$3,000 |
| Jan 2026 | 266B | 3 ROOM | S$3,100 |
| Nov 2025 | 314A | 3 ROOM | S$3,200 |
| Nov 2025 | 261A | 3 ROOM | S$3,000 |
| Nov 2025 | 261A | 3 ROOM | S$2,600 |
median of 7 HDB rental approvals for 3 ROOM on Punggol Way since 2025-10.
Buying or selling at S$581,637?
Buying: Stamp duty on S$581,637 · Cash and CPF needed on S$581,637 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$581,637.
Each opens with this figure filled in; change anything there.
Primary schools near 261a Punggol Way
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 · 207 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 418 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 630 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 860 m · no 2025 Phase 2C ballot
1 to 2 km
- Compassvale Primary School · 1,198 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,259 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,360 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,534 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,535 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,565 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,612 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,698 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,776 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,831 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fern Green Primary School · 1,989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 261A · 3 ROOM · 16 TO 18 · Model A · 89 years left | 68 sqm | S$580,000 | S$8,529 psm |
| Jul 2026 | Blk 261A · 3 ROOM · 16 TO 18 · Model A · 89 years left | 68 sqm | S$588,000 | S$8,647 psm |
| May 2026 | Blk 261A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$538,000 | S$7,912 psm |
| Feb 2026 | Blk 261A · 3 ROOM · 16 TO 18 · Model A · 89 years left | 68 sqm | S$585,000 | S$8,603 psm |
| Sept 2025 | Blk 261A · 3 ROOM · 16 TO 18 · Model A · 90 years left | 68 sqm | S$605,000 | S$8,897 psm |
| Jul 2025 | Blk 261A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$698,000 | S$7,505 psm |
| Jul 2025 | Blk 261A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$535,000 | S$7,868 psm |
| Apr 2025 | Blk 261A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$548,000 | S$8,059 psm |
| Feb 2025 | Blk 261A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jan 2025 | Blk 261A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$692,000 | S$7,441 psm |
| Oct 2024 | Blk 261A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$526,888 | S$7,748 psm |
| Apr 2024 | Blk 261A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$472,000 | S$6,941 psm |
| Feb 2024 | Blk 261A · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Aug 2023 | Blk 261A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$440,000 | S$6,471 psm |
| May 2023 | Blk 261A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$475,888 | S$6,998 psm |
| May 2023 | Blk 261A · 3 ROOM · 04 TO 06 · Model A · 92 years left excluded: outlier | 68 sqm | S$412,000 | S$6,059 psm |
| Apr 2023 | Blk 261A · 3 ROOM · 07 TO 09 · Model A · 92 years left excluded: outlier | 68 sqm | S$428,000 | S$6,294 psm |
| Mar 2023 | Blk 261A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jan 2023 | Blk 261A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Sept 2022 | Blk 261A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Jul 2022 | Blk 261A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$425,000 | S$6,250 psm |
| May 2022 | Blk 261A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Apr 2022 | Blk 261A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Feb 2022 | Blk 261A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Feb 2022 | Blk 261A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$425,888 | S$6,263 psm |
| Jan 2022 | Blk 261A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Jan 2022 | Blk 261A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$405,888 | S$5,969 psm |
| Jan 2022 | Blk 261A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Nov 2021 | Blk 261A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$445,000 | S$6,544 psm |
Showing 29 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 261A · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 261A · 3 ROOM | S$2,850 | — |
| Apr 2026 | Blk 261A · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 261A · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 261A · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 261A · 3 ROOM | S$2,600 | — |
| Nov 2024 | Blk 261A · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 261A · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 261A · 3 ROOM | S$3,100 | — |
| Nov 2023 | Blk 261A · 3 ROOM | S$2,600 | — |
| Dec 2022 | Blk 261A · 3 ROOM | S$3,200 | — |
| Oct 2021 | Blk 261A · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 261A · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 261A · 4 ROOM | S$1,800 | — |
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$546,111 | S$602,951 | S$653,007 | S$664,427 |
| 10 years | 78 years | S$510,431 | S$622,212 | S$729,812 | S$755,562 |
| 20 years | 68 years | S$462,116 | S$686,680 | S$944,712 | S$1,012,553 |
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.