Blk 271A Punggol Walk
Project page · 99-year lease from 2014
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 271A | 10 TO 12 | 93 sqm | S$800,888 | S$8,612 psm | ×1.000 | S$8,612 psm |
| Apr 2026 | Blk 271A | 07 TO 09 | 93 sqm | S$770,000 | S$8,280 psm | ×1.000 | S$8,280 psm |
| Apr 2026 | Blk 271A | 10 TO 12 | 93 sqm | S$795,000 | S$8,548 psm | ×1.000 | S$8,548 psm |
| Mar 2026 | Blk 271A | 13 TO 15 | 93 sqm | S$780,000 | S$8,387 psm | ×0.997 | S$8,362 psm |
| Mar 2026 | Blk 271A | 04 TO 06 | 93 sqm | S$725,388 | S$7,800 psm | ×0.997 | S$7,777 psm |
| Nov 2025 | Blk 271A | 13 TO 15 | 93 sqm | S$800,888 | S$8,612 psm | ×0.996 | S$8,578 psm |
How accurate is this estimate for Punggol Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 154 sales in Punggol Walk since.
- Median error
- 3.1%
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.
5.19% gross yield
S$40,800 of rent a year against the estimate above · 0.51 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 70 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 | 308A | 4 ROOM | S$3,700 |
| Sept 2026 | 308A | 4 ROOM | S$3,650 |
| Sept 2026 | 271D | 4 ROOM | S$3,500 |
| Sept 2026 | 308A | 4 ROOM | S$3,500 |
| Sept 2026 | 271A | 4 ROOM | S$3,500 |
| Sept 2026 | 271C | 4 ROOM | S$3,300 |
| Sept 2026 | 310A | 4 ROOM | S$3,250 |
| Sept 2026 | 213A | 4 ROOM | S$2,800 |
median of 70 HDB rental approvals for 4 ROOM on Punggol Walk since 2025-10.
Buying or selling at S$786,350?
Buying: Stamp duty on S$786,350 · Cash and CPF needed on S$786,350 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$786,350.
Each opens with this figure filled in; change anything there.
Primary schools near 271a Punggol 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
- Punggol Green Primary School · 197 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 321 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 497 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 801 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 811 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,130 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,166 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,250 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,424 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,512 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,520 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,590 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,748 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Waterway Primary School · 1,979 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 271A · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 93 sqm | S$800,888 | S$8,612 psm |
| Apr 2026 | Blk 271A · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Apr 2026 | Blk 271A · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Mar 2026 | Blk 271A · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 93 sqm | S$725,388 | S$7,800 psm |
| Mar 2026 | Blk 271A · 4 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Nov 2025 | Blk 271A · 4 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 93 sqm | S$800,888 | S$8,612 psm |
| Sept 2025 | Blk 271A · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Aug 2025 | Blk 271A · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Apr 2025 | Blk 271A · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Aug 2024 | Blk 271A · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 93 sqm | S$778,666 | S$8,373 psm |
| Oct 2023 | Blk 271A · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left excluded: outlier | 93 sqm | S$774,000 | S$8,323 psm |
| Jun 2023 | Blk 271A · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Dec 2022 | Blk 271A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Oct 2022 | Blk 271A · 4 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Sept 2022 | Blk 271A · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Jun 2022 | Blk 271A · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Nov 2021 | Blk 271A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 97 sqm | S$610,000 | S$6,289 psm |
Showing 17 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 271A · 4 ROOM | S$3,500 | — |
| Aug 2026 | Blk 271A · 4 ROOM | S$3,500 | — |
| Jul 2026 | Blk 271A · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 271A · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 271A · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 271A · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 271A · 4 ROOM | S$3,650 | — |
| Nov 2025 | Blk 271A · 4 ROOM | S$3,600 | — |
| Sept 2025 | Blk 271A · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 271A · 4 ROOM | S$3,400 | — |
| Jul 2025 | Blk 271A · 4 ROOM | S$3,800 | — |
| Jul 2025 | Blk 271A · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 271A · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 271A · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 271A · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 271A · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 271A · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 271A · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 271A · 4 ROOM | S$3,700 | — |
| Sept 2023 | Blk 271A · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 271A · 4 ROOM | S$3,950 | — |
| May 2023 | Blk 271A · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 271A · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 271A · 4 ROOM | S$2,150 | — |
| Nov 2021 | Blk 271A · 4 ROOM | S$2,800 | — |
| Apr 2021 | Blk 271A · 4 ROOM | S$2,700 | — |
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 86 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 | 81 years | S$738,321 | S$815,166 | S$882,840 | S$898,280 |
| 10 years | 76 years | S$690,083 | S$841,207 | S$986,678 | S$1,021,491 |
| 20 years | 66 years | S$624,763 | S$928,365 | S$1,277,214 | S$1,368,933 |
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.