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HDB · 821266

Blk 266A Punggol Way

Project page · 99-year lease from 2015

Indicative value range
S$822,655 – S$881,133
Indicative mid S$860,000 · S$7,679 psm

Based on 15 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
Aug 2026Blk 260A16 TO 18113 sqmS$890,000S$7,876 psm×1.000S$7,876 psm
Aug 2026Blk 316A07 TO 09113 sqmS$888,000S$7,858 psm×1.000S$7,858 psm
Aug 2026Blk 316B04 TO 06113 sqmS$858,000S$7,593 psm×1.000S$7,593 psm
Aug 2026Blk 316C01 TO 03113 sqmS$825,000S$7,301 psm×1.000S$7,301 psm
Jul 2026Blk 260A10 TO 12113 sqmS$835,000S$7,389 psm×1.000S$7,389 psm
Jul 2026Blk 315A01 TO 03113 sqmS$738,000S$6,531 psm×1.000S$6,531 psm
May 2026Blk 266A10 TO 12112 sqmS$860,000S$7,679 psm×1.000S$7,679 psm
Apr 2026Blk 266D16 TO 18111 sqmS$850,000S$7,658 psm×1.000S$7,658 psm
Mar 2026Blk 266A04 TO 06112 sqmS$813,888S$7,267 psm×0.997S$7,245 psm
Mar 2026Blk 316C07 TO 09113 sqmS$900,000S$7,965 psm×0.997S$7,941 psm
Feb 2026Blk 316D01 TO 03113 sqmS$745,000S$6,593 psm×0.997S$6,573 psm
Feb 2026Blk 315B10 TO 12113 sqmS$952,000S$8,425 psm×0.997S$8,400 psm
Dec 2025Blk 316C07 TO 09113 sqmS$875,000S$7,743 psm×0.996S$7,713 psm
Dec 2025Blk 265A10 TO 12112 sqmS$878,000S$7,839 psm×0.996S$7,808 psm
Nov 2025Blk 315B16 TO 18113 sqmS$965,000S$8,540 psm×0.996S$8,506 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.

5.02% gross yield

S$43,200 of rent a year against the estimate above · 0.66 points above flats like it

Homes like this rent for about S$3,600 a month, the middle of 14 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 2026265B5 ROOMS$3,300
Jul 2026266A5 ROOMS$3,800
Jun 2026316C5 ROOMS$3,600
May 2026316A5 ROOMS$3,700
May 2026315A5 ROOMS$3,650
May 2026316B5 ROOMS$3,400
May 2026266D5 ROOMS$3,100
Apr 2026316B5 ROOMS$3,600

median of 14 HDB rental approvals for 5 ROOM on Punggol Way since 2025-10.

Buying or selling at S$860,000?

Buying: Stamp duty on S$860,000 · Cash and CPF needed on S$860,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$860,000.

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

Primary schools near 266a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 266A · 4 ROOM · 04 TO 06 · Model A · 88 years left
92 sqmS$655,000S$7,120 psm
May 2026
Blk 266A · 5 ROOM · 10 TO 12 · Improved · 88 years left
112 sqmS$860,000S$7,679 psm
Mar 2026
Blk 266A · 5 ROOM · 04 TO 06 · Improved · 88 years left
112 sqmS$813,888S$7,267 psm
Jul 2025
Blk 266A · 5 ROOM · 10 TO 12 · Improved · 89 years left
112 sqmS$910,000S$8,125 psm
Feb 2025
Blk 266A · 4 ROOM · 16 TO 18 · Model A · 89 years left
92 sqmS$733,502S$7,973 psm
Apr 2024
Blk 266A · 4 ROOM · 04 TO 06 · Model A · 90 years left
92 sqmS$638,000S$6,935 psm
May 2023
Blk 266A · 5 ROOM · 04 TO 06 · Improved · 91 years left
112 sqmS$745,000S$6,652 psm
Dec 2022
Blk 266A · 5 ROOM · 16 TO 18 · Improved · 92 years left
112 sqmS$738,000S$6,589 psm
Apr 2022
Blk 266A · 4 ROOM · 10 TO 12 · Model A · 92 years left
92 sqmS$568,000S$6,174 psm
Oct 2021
Blk 266A · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$520,000S$5,652 psm
See more

Showing 10 of 26.

Sale prices as filed in caveats.

Where the lease takes this

About 87 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 years82 yearsS$807,472S$891,514S$965,527S$982,413
10 years77 yearsS$754,716S$919,995S$1,079,090S$1,117,164
20 years67 yearsS$683,278S$1,015,316S$1,396,837S$1,497,147

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.