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HDB · 821322

Blk 322A Sumang Walk

Project page · 99-year lease from 2019

Indicative value range
S$782,835 – S$834,384
Indicative mid S$822,161 · S$7,276 psm

Based on 22 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
Oct 2026Blk 323B10 TO 12113 sqmS$835,000S$7,389 psm×1.000S$7,389 psm
Sept 2026Blk 323D16 TO 18113 sqmS$868,000S$7,681 psm×1.000S$7,681 psm
Sept 2026Blk 217D04 TO 06112 sqmS$735,000S$6,563 psm×1.000S$6,563 psm
Aug 2026Blk 322A01 TO 03121 sqmS$910,000S$7,521 psm×1.000S$7,521 psm
Aug 2026Blk 217D07 TO 09112 sqmS$780,000S$6,964 psm×1.000S$6,964 psm
Jul 2026Blk 323C04 TO 06121 sqmS$960,000S$7,934 psm×1.000S$7,934 psm
Jul 2026Blk 325B04 TO 06116 sqmS$875,000S$7,543 psm×1.000S$7,543 psm
Jul 2026Blk 323D04 TO 06113 sqmS$830,000S$7,345 psm×1.000S$7,345 psm
Jun 2026Blk 325A01 TO 03116 sqmS$803,000S$6,922 psm×1.000S$6,922 psm
Jun 2026Blk 217A01 TO 03112 sqmS$725,000S$6,473 psm×1.000S$6,473 psm
May 2026Blk 323B07 TO 09113 sqmS$825,000S$7,301 psm×1.000S$7,301 psm
Apr 2026Blk 323A04 TO 06113 sqmS$810,000S$7,168 psm×1.000S$7,168 psm
Mar 2026Blk 217C07 TO 09112 sqmS$775,000S$6,920 psm×0.997S$6,899 psm
Mar 2026Blk 323A10 TO 12113 sqmS$835,000S$7,389 psm×0.997S$7,368 psm
Jan 2026Blk 323C04 TO 06113 sqmS$825,000S$7,301 psm×0.997S$7,279 psm
Jan 2026Blk 217A10 TO 12112 sqmS$780,000S$6,964 psm×0.997S$6,944 psm
Jan 2026Blk 322A10 TO 12113 sqmS$828,000S$7,327 psm×0.997S$7,306 psm
Jan 2026Blk 323D07 TO 09123 sqmS$1,038,000S$8,439 psm×0.997S$8,414 psm
Dec 2025Blk 323C07 TO 09113 sqmS$820,000S$7,257 psm×0.996S$7,228 psm
Dec 2025Blk 217B04 TO 06112 sqmS$770,000S$6,875 psm×0.996S$6,848 psm
Dec 2025Blk 323A04 TO 06113 sqmS$825,000S$7,301 psm×0.996S$7,272 psm
Nov 2025Blk 323A01 TO 03113 sqmS$750,000S$6,637 psm×0.996S$6,611 psm

How accurate is this estimate for Sumang Walk?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 86 sales in Sumang Walk since.

Median error
2.9%

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.

5.07% gross yield

S$41,700 of rent a year against the estimate above · 0.7 points below flats like it

Homes like this rent for about S$3,475 a month, the middle of 12 approvals in the last year.

Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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 2026323B5 ROOMS$3,500
Sept 2026217B5 ROOMS$3,400
Aug 2026323A5 ROOMS$3,750
Aug 2026325B5 ROOMS$2,500
Jul 2026325B5 ROOMS$3,500
Jul 2026323C5 ROOMS$3,400
Apr 2026323B5 ROOMS$3,800
Mar 2026322D5 ROOMS$3,650

median of 12 HDB rental approvals for 5 ROOM on Sumang Walk since 2025-10.

Buying or selling at S$822,161?

Buying: Stamp duty on S$822,161 · Cash and CPF needed on S$822,161 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$822,161.

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

Primary schools near 322a Sumang 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 322A · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left
121 sqmS$910,000S$7,521 psm
Feb 2026
Blk 322A · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left
93 sqmS$757,000S$8,140 psm
Jan 2026
Blk 322A · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left
113 sqmS$828,000S$7,327 psm
Dec 2025
Blk 322A · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left
93 sqmS$676,000S$7,269 psm
Dec 2025
Blk 322A · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left
93 sqmS$685,000S$7,366 psm
Jun 2025
Blk 322A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left
113 sqmS$845,000S$7,478 psm
May 2025
Blk 322A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left
113 sqmS$935,000S$8,274 psm
Feb 2025
Blk 322A · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left
93 sqmS$620,000S$6,667 psm
Sept 2024
Blk 322A · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left
113 sqmS$740,000S$6,549 psm
Aug 2024
Blk 322A · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left
113 sqmS$828,888S$7,335 psm
Jul 2024
Blk 322A · 5 ROOM · 19 TO 21 · Premium Apartment · 94 years left
113 sqmS$930,000S$8,230 psm
Jun 2024
Blk 322A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left
93 sqmS$595,000S$6,398 psm
Apr 2024
Blk 322A · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left
93 sqmS$693,800S$7,460 psm
Nov 2023
Blk 322A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left
93 sqmS$650,000S$6,989 psm
Oct 2023
Blk 322A · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left
121 sqmS$860,000S$7,107 psm
Sept 2023
Blk 322A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left
122 sqmS$938,888S$7,696 psm
Sept 2023
Blk 322A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left
121 sqmS$918,000S$7,587 psm
Sept 2023
Blk 322A · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left
121 sqmS$875,000S$7,231 psm
Sept 2023
Blk 322A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left
113 sqmS$795,000S$7,035 psm
Aug 2023
Blk 322A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left
93 sqmS$640,000S$6,882 psm
Jul 2023
Blk 322A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left
93 sqmS$660,000S$7,097 psm
Jun 2023
Blk 322A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left
121 sqmS$820,000S$6,777 psm
Jun 2023
Blk 322A · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left
93 sqmS$682,888S$7,343 psm
May 2023
Blk 322A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left
excluded: outlier
113 sqmS$840,000S$7,434 psm
May 2023
Blk 322A · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left
93 sqmS$690,000S$7,419 psm
Mar 2023
Blk 322A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left
excluded: outlier
121 sqmS$888,000S$7,339 psm

Sale prices as filed in caveats.

Where the lease takes this

About 91 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 years86 yearsS$781,629S$862,982S$934,626S$950,971
10 years81 yearsS$733,888S$894,605S$1,049,310S$1,086,333
20 years71 yearsS$647,354S$961,934S$1,323,396S$1,418,432

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.