Blk 269A Punggol Field
Project page · 99-year lease from 2013
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 269A | 16 TO 18 | 97 sqm | S$818,168 | S$8,435 psm | ×1.000 | S$8,435 psm |
| May 2026 | Blk 269A | 10 TO 12 | 99 sqm | S$786,000 | S$7,939 psm | ×1.000 | S$7,939 psm |
| Dec 2025 | Blk 269A | 10 TO 12 | 93 sqm | S$772,888 | S$8,311 psm | ×0.996 | S$8,278 psm |
| Nov 2025 | Blk 269A | 10 TO 12 | 95 sqm | S$762,888 | S$8,030 psm | ×0.996 | S$7,999 psm |
How accurate is this estimate for Punggol Field?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 161 sales in Punggol Field since.
- Median error
- 3.6%
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.
4.97% gross yield
S$38,400 of rent a year against the estimate above · 0.74 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 67 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 | 270B | 4 ROOM | S$3,700 |
| Sept 2026 | 173C | 4 ROOM | S$3,200 |
| Sept 2026 | 106C | 4 ROOM | S$3,100 |
| Sept 2026 | 169C | 4 ROOM | S$3,100 |
| Sept 2026 | 110C | 4 ROOM | S$3,000 |
| Sept 2026 | 169A | 4 ROOM | S$3,000 |
| Aug 2026 | 268D | 4 ROOM | S$3,600 |
| Aug 2026 | 270A | 4 ROOM | S$3,400 |
median of 67 HDB rental approvals for 4 ROOM on Punggol Field since 2025-10.
Buying or selling at S$773,149?
Buying: Stamp duty on S$773,149 · Cash and CPF needed on S$773,149 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$773,149.
Each opens with this figure filled in; change anything there.
Primary schools near 269a Punggol Field
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
- Punggol Green Primary School · 64 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 382 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 660 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 876 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 897 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,175 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,268 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,283 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,442 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,449 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,508 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,616 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,722 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,821 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 269A · 4 ROOM · 16 TO 18 · Premium Apartment · 86 years left | 97 sqm | S$818,168 | S$8,435 psm |
| May 2026 | Blk 269A · 5 ROOM · 13 TO 15 · Premium Apartment · 86 years left | 112 sqm | S$888,000 | S$7,929 psm |
| May 2026 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 99 sqm | S$786,000 | S$7,939 psm |
| Dec 2025 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 93 sqm | S$772,888 | S$8,311 psm |
| Nov 2025 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 95 sqm | S$762,888 | S$8,030 psm |
| Jun 2025 | Blk 269A · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 95 sqm | S$815,000 | S$8,579 psm |
| May 2025 | Blk 269A · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 93 sqm | S$712,600 | S$7,662 psm |
| Jan 2025 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 97 sqm | S$798,000 | S$8,227 psm |
| Sept 2024 | Blk 269A · 4 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 93 sqm | S$718,888 | S$7,730 psm |
| Sept 2024 | Blk 269A · 4 ROOM · 01 TO 03 · Premium Apartment · 87 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2024 | Blk 269A · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 93 sqm | S$691,000 | S$7,430 psm |
| Jul 2024 | Blk 269A · 5 ROOM · 16 TO 18 · Premium Apartment Loft · 88 years left | 149 sqm | S$1,228,000 | S$8,242 psm |
| Jun 2024 | Blk 269A · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 99 sqm | S$758,000 | S$7,657 psm |
| Feb 2024 | Blk 269A · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 99 sqm | S$730,000 | S$7,374 psm |
| Feb 2024 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 96 sqm | S$710,000 | S$7,396 psm |
| Sept 2023 | Blk 269A · 5 ROOM · 01 TO 03 · Premium Apartment · 88 years left | 112 sqm | S$750,000 | S$6,696 psm |
| Sept 2023 | Blk 269A · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 93 sqm | S$662,888 | S$7,128 psm |
| Apr 2023 | Blk 269A · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 96 sqm | S$645,000 | S$6,719 psm |
| Dec 2022 | Blk 269A · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 97 sqm | S$672,000 | S$6,928 psm |
| Dec 2022 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 97 sqm | S$668,000 | S$6,887 psm |
| Dec 2022 | Blk 269A · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 93 sqm | S$607,000 | S$6,527 psm |
| Dec 2022 | Blk 269A · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Nov 2022 | Blk 269A · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Sept 2022 | Blk 269A · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 97 sqm | S$658,888 | S$6,793 psm |
| Apr 2022 | Blk 269A · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$720,000 | S$6,429 psm |
| Oct 2021 | Blk 269A · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 97 sqm | S$565,000 | S$5,825 psm |
Showing 26 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 269A · 4 ROOM | S$3,700 | — |
| Oct 2025 | Blk 269A · 5 ROOM | S$3,650 | — |
| May 2025 | Blk 269A · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 269A · 4 ROOM | S$3,700 | — |
| Jan 2025 | Blk 269A · 4 ROOM | S$3,700 | — |
| Nov 2024 | Blk 269A · 4 ROOM | S$3,400 | — |
| Dec 2023 | Blk 269A · 4 ROOM | S$2,700 | — |
| Nov 2023 | Blk 269A · 4 ROOM | S$4,100 | — |
| Mar 2023 | Blk 269A · 5 ROOM | S$3,800 | — |
| Feb 2023 | Blk 269A · 4 ROOM | S$4,200 | — |
| Jan 2022 | Blk 269A · 4 ROOM | S$2,150 | — |
| Apr 2021 | Blk 269A · 5 ROOM | S$2,125 | — |
| Feb 2021 | Blk 269A · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 269A · 5 ROOM | S$2,300 | — |
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 85 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 | 80 years | S$725,926 | S$801,481 | S$868,019 | S$883,200 |
| 10 years | 75 years | S$678,498 | S$827,085 | S$970,113 | S$1,004,342 |
| 20 years | 65 years | S$614,275 | S$912,780 | S$1,255,772 | S$1,345,951 |
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.