Blk 325A Sumang Walk
Project page · 99-year lease from 2020
Based on 15 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 322C | 04 TO 06 | 68 sqm | S$530,000 | S$7,794 psm | ×1.000 | S$7,794 psm |
| Jul 2026 | Blk 327A | 19 TO 21 | 68 sqm | S$580,000 | S$8,529 psm | ×1.000 | S$8,529 psm |
| Jun 2026 | Blk 256D | 07 TO 09 | 68 sqm | S$575,000 | S$8,456 psm | ×1.000 | S$8,456 psm |
| Jun 2026 | Blk 322C | 16 TO 18 | 68 sqm | S$550,000 | S$8,088 psm | ×1.000 | S$8,088 psm |
| May 2026 | Blk 256C | 10 TO 12 | 68 sqm | S$565,000 | S$8,309 psm | ×1.000 | S$8,309 psm |
| May 2026 | Blk 322C | 16 TO 18 | 68 sqm | S$590,000 | S$8,676 psm | ×1.000 | S$8,676 psm |
| Apr 2026 | Blk 327A | 10 TO 12 | 68 sqm | S$562,000 | S$8,265 psm | ×1.000 | S$8,265 psm |
| Mar 2026 | Blk 327A | 16 TO 18 | 68 sqm | S$568,000 | S$8,353 psm | ×0.997 | S$8,328 psm |
| Feb 2026 | Blk 325A | 10 TO 12 | 68 sqm | S$562,888 | S$8,278 psm | ×0.997 | S$8,253 psm |
| Feb 2026 | Blk 326C | 10 TO 12 | 68 sqm | S$558,000 | S$8,206 psm | ×0.997 | S$8,182 psm |
| Feb 2026 | Blk 325B | 19 TO 21 | 68 sqm | S$590,000 | S$8,676 psm | ×0.997 | S$8,651 psm |
| Dec 2025 | Blk 322D | 16 TO 18 | 68 sqm | S$570,000 | S$8,382 psm | ×0.996 | S$8,349 psm |
| Dec 2025 | Blk 327C | 10 TO 12 | 68 sqm | S$578,000 | S$8,500 psm | ×0.996 | S$8,467 psm |
| Dec 2025 | Blk 325B | 13 TO 15 | 68 sqm | S$578,000 | S$8,500 psm | ×0.996 | S$8,467 psm |
| Nov 2025 | Blk 326C | 01 TO 03 | 68 sqm | S$500,000 | S$7,353 psm | ×0.996 | S$7,324 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.
6.36% gross yield
S$36,000 of rent a year against the estimate above · 0.42 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 17 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 |
|---|---|---|---|
| Aug 2026 | 327A | 3 ROOM | S$3,000 |
| Aug 2026 | 322D | 3 ROOM | S$2,875 |
| Jul 2026 | 326C | 3 ROOM | S$3,000 |
| Jul 2026 | 256C | 3 ROOM | S$2,900 |
| Jul 2026 | 256C | 3 ROOM | S$2,700 |
| Jun 2026 | 327A | 3 ROOM | S$3,150 |
| Jun 2026 | 326C | 3 ROOM | S$2,850 |
| May 2026 | 327C | 3 ROOM | S$3,000 |
median of 17 HDB rental approvals for 3 ROOM on Sumang Walk since 2025-10.
Buying or selling at S$566,324?
Buying: Stamp duty on S$566,324 · Cash and CPF needed on S$566,324 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$566,324.
Each opens with this figure filled in; change anything there.
Primary schools near 325a 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
- Punggol Cove Primary School · 142 m · no 2025 Phase 2C ballot
- Valour Primary School · 651 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 816 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol View Primary School · 1,123 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,210 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,687 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,701 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 325A · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 96 sqm | S$750,000 | S$7,813 psm |
| Jun 2026 | Blk 325A · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 116 sqm | S$803,000 | S$6,922 psm |
| Feb 2026 | Blk 325A · 3 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 68 sqm | S$562,888 | S$8,278 psm |
| Oct 2025 | Blk 325A · 3 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Sept 2025 | Blk 325A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 116 sqm | S$940,000 | S$8,103 psm |
| Sept 2025 | Blk 325A · 3 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 68 sqm | S$600,000 | S$8,824 psm |
| May 2025 | Blk 325A · 3 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Apr 2025 | Blk 325A · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 93 sqm | S$747,000 | S$8,032 psm |
| Apr 2025 | Blk 325A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 96 sqm | S$740,000 | S$7,708 psm |
| Jan 2025 | Blk 325A · 3 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Dec 2024 | Blk 325A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$683,000 | S$7,344 psm |
| Sept 2024 | Blk 325A · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Sept 2024 | Blk 325A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Sept 2024 | Blk 325A · 3 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Aug 2024 | Blk 325A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 116 sqm | S$940,000 | S$8,103 psm |
| Aug 2024 | Blk 325A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Aug 2024 | Blk 325A · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 68 sqm | S$555,000 | S$8,162 psm |
| Aug 2024 | Blk 325A · 3 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jun 2024 | Blk 325A · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jun 2024 | Blk 325A · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$525,000 | S$7,721 psm |
| May 2024 | Blk 325A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 116 sqm | S$929,888 | S$8,016 psm |
| May 2024 | Blk 325A · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Apr 2024 | Blk 325A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 116 sqm | S$920,000 | S$7,931 psm |
| Apr 2024 | Blk 325A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 96 sqm | S$690,000 | S$7,188 psm |
| Apr 2024 | Blk 325A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Apr 2024 | Blk 325A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2024 | Blk 325A · 3 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Apr 2024 | Blk 325A · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$492,000 | S$7,235 psm |
| Mar 2024 | Blk 325A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 96 sqm | S$700,000 | S$7,292 psm |
| Mar 2024 | Blk 325A · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Mar 2024 | Blk 325A · 3 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 68 sqm | S$508,000 | S$7,471 psm |
| Feb 2024 | Blk 325A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 116 sqm | S$928,000 | S$8,000 psm |
| Feb 2024 | Blk 325A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 116 sqm | S$910,000 | S$7,845 psm |
| Feb 2024 | Blk 325A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 96 sqm | S$705,088 | S$7,345 psm |
| Feb 2024 | Blk 325A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 96 sqm | S$700,000 | S$7,292 psm |
| Feb 2024 | Blk 325A · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 68 sqm | S$500,888 | S$7,366 psm |
| Feb 2024 | Blk 325A · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Jan 2024 | Blk 325A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 116 sqm | S$868,000 | S$7,483 psm |
| Nov 2023 | Blk 325A · 3 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 68 sqm | S$455,000 | S$6,691 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2024 | Blk 325A · 4 ROOM | S$2,500 | — |
| Feb 2023 | Blk 325A · 3 ROOM | S$2,300 | — |
| Feb 2022 | Blk 325A · 3 ROOM | S$2,000 | — |
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 92 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 | 87 years | S$538,405 | S$594,443 | S$643,793 | S$655,052 |
| 10 years | 82 years | S$505,520 | S$616,226 | S$722,790 | S$748,293 |
| 20 years | 72 years | S$445,913 | S$662,603 | S$911,587 | S$977,050 |
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.