Blk 312A Sumang Link
Project page · 99-year lease from 2015
Based on 10 sales in this street, last 24 months. Search widened 2 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 312A | 10 TO 12 | 68 sqm | S$538,000 | S$7,912 psm | ×0.997 | S$7,888 psm |
| Nov 2025 | Blk 312A | 07 TO 09 | 68 sqm | S$518,000 | S$7,618 psm | ×0.996 | S$7,588 psm |
| Jul 2025 | Blk 312A | 10 TO 12 | 68 sqm | S$535,000 | S$7,868 psm | ×0.996 | S$7,833 psm |
| Jun 2025 | Blk 312A | 04 TO 06 | 68 sqm | S$525,000 | S$7,721 psm | ×1.000 | S$7,717 psm |
| Jun 2025 | Blk 312A | 04 TO 06 | 68 sqm | S$510,000 | S$7,500 psm | ×1.000 | S$7,496 psm |
| Jun 2025 | Blk 313A | 13 TO 15 | 68 sqm | S$538,000 | S$7,912 psm | ×1.000 | S$7,908 psm |
| May 2025 | Blk 312A | 04 TO 06 | 68 sqm | S$520,000 | S$7,647 psm | ×1.000 | S$7,643 psm |
| Mar 2025 | Blk 312A | 10 TO 12 | 68 sqm | S$530,000 | S$7,794 psm | ×1.009 | S$7,864 psm |
| Feb 2025 | Blk 312A | 01 TO 03 | 68 sqm | S$490,500 | S$7,213 psm | ×1.009 | S$7,278 psm |
| Feb 2025 | Blk 312A | 10 TO 12 | 68 sqm | S$525,000 | S$7,721 psm | ×1.009 | S$7,790 psm |
How accurate is this estimate for Sumang Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Sumang Link since.
- Median error
- 1.7%
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.
7.00% gross yield
S$36,900 of rent a year against the estimate above · 0.96 points above flats like it
Homes like this rent for about S$3,075 a month, the middle of 2 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 | 312A | 3 ROOM | S$2,950 |
| Dec 2025 | 312A | 3 ROOM | S$3,200 |
median of 2 HDB rental approvals for 3 ROOM on Sumang Link since 2025-10.
Buying or selling at S$527,222?
Buying: Stamp duty on S$527,222 · Cash and CPF needed on S$527,222 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$527,222.
Each opens with this figure filled in; change anything there.
Primary schools near 312a Sumang Link
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 Cove Primary School · 77 m · no 2025 Phase 2C ballot
- Valour Primary School · 387 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 728 m · no 2025 Phase 2C ballot
- Northshore Primary School · 871 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,305 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,311 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,760 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,768 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mee Toh School · 1,907 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 312A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$538,000 | S$7,912 psm |
| Nov 2025 | Blk 312A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Nov 2025 | Blk 312A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Jul 2025 | Blk 312A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$608,888 | S$6,618 psm |
| Jul 2025 | Blk 312A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$535,000 | S$7,868 psm |
| Jun 2025 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Jun 2025 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$525,000 | S$7,721 psm |
| May 2025 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Mar 2025 | Blk 312A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Feb 2025 | Blk 312A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Feb 2025 | Blk 312A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 68 sqm | S$490,500 | S$7,213 psm |
| May 2024 | Blk 312A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$522,000 | S$7,676 psm |
| May 2024 | Blk 312A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Mar 2024 | Blk 312A · 3 ROOM · 16 TO 18 · Model A · 90 years left excluded: outlier | 68 sqm | S$515,000 | S$7,574 psm |
| Feb 2024 | Blk 312A · 3 ROOM · 13 TO 15 · Model A · 90 years left excluded: outlier | 68 sqm | S$493,000 | S$7,250 psm |
| Jul 2023 | Blk 312A · 3 ROOM · 13 TO 15 · Model A · 91 years left excluded: outlier | 68 sqm | S$480,000 | S$7,059 psm |
| Jun 2023 | Blk 312A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$445,888 | S$6,557 psm |
| Mar 2023 | Blk 312A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Dec 2022 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Nov 2022 | Blk 312A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Nov 2022 | Blk 312A · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Aug 2022 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Jul 2022 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$413,000 | S$6,074 psm |
| Mar 2022 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$397,000 | S$5,838 psm |
| Jan 2022 | Blk 312A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Dec 2021 | Blk 312A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$420,000 | S$6,176 psm |
Showing 26 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 312A · 3 ROOM | S$2,950 | — |
| Jun 2026 | Blk 312A · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 312A · 3 ROOM | S$3,200 | — |
| Aug 2025 | Blk 312A · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 312A · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 312A · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 312A · 3 ROOM | S$2,850 | — |
| Jan 2025 | Blk 312A · 3 ROOM | S$2,650 | — |
| Sept 2024 | Blk 312A · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 312A · 4 ROOM | S$2,400 | — |
| Feb 2024 | Blk 312A · 3 ROOM | S$2,700 | — |
| Sept 2023 | Blk 312A · 4 ROOM | S$2,200 | — |
| Jan 2023 | Blk 312A · 3 ROOM | S$2,600 | — |
| Sept 2022 | Blk 312A · 3 ROOM | S$3,200 | — |
| Sept 2022 | Blk 312A · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 312A · 3 ROOM | S$2,400 | — |
| Jan 2022 | Blk 312A · 3 ROOM | S$2,500 | — |
| Aug 2021 | Blk 312A · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 312A · 3 ROOM | S$1,900 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$495,020 | S$546,542 | S$591,915 | S$602,267 |
| 10 years | 77 years | S$462,678 | S$564,001 | S$661,535 | S$684,876 |
| 20 years | 67 years | S$418,883 | S$622,438 | S$856,329 | S$917,824 |
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.