Blk 288A Punggol Pl
Project page · 99-year lease from 2013
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 288A | 16 TO 18 | 96 sqm | S$805,000 | S$8,385 psm | ×1.000 | S$8,385 psm |
| Apr 2026 | Blk 288A | 13 TO 15 | 96 sqm | S$800,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Feb 2026 | Blk 288A | 07 TO 09 | 95 sqm | S$769,000 | S$8,095 psm | ×0.997 | S$8,071 psm |
| Jan 2026 | Blk 288A | 01 TO 03 | 99 sqm | S$713,000 | S$7,202 psm | ×0.997 | S$7,181 psm |
| Dec 2025 | Blk 288A | 04 TO 06 | 99 sqm | S$750,000 | S$7,576 psm | ×0.996 | S$7,546 psm |
How accurate is this estimate for Punggol Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Punggol Pl since.
- Median error
- 3.2%
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.
5.21% gross yield
S$40,800 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 81 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 | 274C | 4 ROOM | S$3,900 |
| Sept 2026 | 274A | 4 ROOM | S$3,700 |
| Sept 2026 | 289B | 4 ROOM | S$3,500 |
| Sept 2026 | 274D | 4 ROOM | S$3,500 |
| Sept 2026 | 306A | 4 ROOM | S$3,250 |
| Aug 2026 | 288C | 4 ROOM | S$3,600 |
| Aug 2026 | 288C | 4 ROOM | S$3,500 |
| Aug 2026 | 306C | 4 ROOM | S$3,400 |
median of 81 HDB rental approvals for 4 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$782,873?
Buying: Stamp duty on S$782,873 · Cash and CPF needed on S$782,873 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$782,873.
Each opens with this figure filled in; change anything there.
Primary schools near 288a Punggol Pl
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 View Primary School · 363 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 432 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 464 m · no 2025 Phase 2C ballot
- Valour Primary School · 599 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 849 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mee Toh School · 946 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,032 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,048 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 1,184 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,416 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,560 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,586 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,649 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,689 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,692 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 288A · 5 ROOM · 07 TO 09 · Premium Apartment · 86 years left | 112 sqm | S$955,000 | S$8,527 psm |
| Sept 2026 | Blk 288A · 4 ROOM · 16 TO 18 · Premium Apartment · 86 years left | 96 sqm | S$805,000 | S$8,385 psm |
| Apr 2026 | Blk 288A · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left | 96 sqm | S$800,000 | S$8,333 psm |
| Feb 2026 | Blk 288A · 4 ROOM · 07 TO 09 · Premium Apartment · 86 years left | 95 sqm | S$769,000 | S$8,095 psm |
| Jan 2026 | Blk 288A · 5 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 116 sqm | S$975,000 | S$8,405 psm |
| Jan 2026 | Blk 288A · 4 ROOM · 01 TO 03 · Premium Apartment · 86 years left | 99 sqm | S$713,000 | S$7,202 psm |
| Dec 2025 | Blk 288A · 4 ROOM · 04 TO 06 · Premium Apartment · 86 years left | 99 sqm | S$750,000 | S$7,576 psm |
| Sept 2025 | Blk 288A · 5 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 112 sqm | S$920,000 | S$8,214 psm |
| Sept 2025 | Blk 288A · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 99 sqm | S$775,000 | S$7,828 psm |
| Jul 2025 | Blk 288A · 5 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 115 sqm | S$980,000 | S$8,522 psm |
| May 2025 | Blk 288A · 5 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 112 sqm | S$950,000 | S$8,482 psm |
| May 2025 | Blk 288A · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 97 sqm | S$765,000 | S$7,887 psm |
| Apr 2025 | Blk 288A · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 98 sqm | S$752,888 | S$7,683 psm |
| Mar 2025 | Blk 288A · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 98 sqm | S$730,000 | S$7,449 psm |
| Feb 2025 | Blk 288A · 5 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 115 sqm | S$930,000 | S$8,087 psm |
| Feb 2025 | Blk 288A · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 98 sqm | S$751,000 | S$7,663 psm |
| May 2023 | Blk 288A · 4 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 95 sqm | S$610,000 | S$6,421 psm |
| Feb 2023 | Blk 288A · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 115 sqm | S$825,000 | S$7,174 psm |
| Nov 2022 | Blk 288A · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 116 sqm | S$770,000 | S$6,638 psm |
| Oct 2022 | Blk 288A · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 96 sqm | S$655,888 | S$6,832 psm |
Showing 20 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 288A · 5 ROOM | S$3,600 | — |
| Mar 2025 | Blk 288A · 4 ROOM | S$3,350 | — |
| Sept 2024 | Blk 288A · 5 ROOM | S$3,900 | — |
| Apr 2024 | Blk 288A · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 288A · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 288A · 4 ROOM | S$3,350 | — |
| Apr 2023 | Blk 288A · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 288A · 4 ROOM | S$3,800 | — |
| Apr 2022 | Blk 288A · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 288A · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 288A · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 288A · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 288A · 4 ROOM | S$2,100 | — |
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$735,056 | S$811,562 | S$878,937 | S$894,308 |
| 10 years | 75 years | S$687,032 | S$837,488 | S$982,315 | S$1,016,975 |
| 20 years | 65 years | S$622,001 | S$924,260 | S$1,271,566 | S$1,362,880 |
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.