Blk 604A Punggol Rd
Project page · 99-year lease from 2012
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 604A | 13 TO 15 | 93 sqm | S$675,000 | S$7,258 psm | ×0.997 | S$7,237 psm |
| Jan 2026 | Blk 604A | 10 TO 12 | 92 sqm | S$690,000 | S$7,500 psm | ×0.997 | S$7,478 psm |
| Dec 2025 | Blk 604A | 07 TO 09 | 92 sqm | S$672,000 | S$7,304 psm | ×0.996 | S$7,276 psm |
| Nov 2025 | Blk 604A | 07 TO 09 | 92 sqm | S$685,000 | S$7,446 psm | ×0.996 | S$7,416 psm |
How accurate is this estimate for Punggol Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 34 sales in Punggol Rd 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.
5.68% gross yield
S$38,400 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 50 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 | 604B | 4 ROOM | S$3,400 |
| Sept 2026 | 305B | 4 ROOM | S$3,350 |
| Sept 2026 | 603B | 4 ROOM | S$3,300 |
| Sept 2026 | 603B | 4 ROOM | S$3,100 |
| Aug 2026 | 305B | 4 ROOM | S$3,400 |
| Aug 2026 | 604B | 4 ROOM | S$3,300 |
| Aug 2026 | 305A | 4 ROOM | S$3,300 |
| Aug 2026 | 195E | 4 ROOM | S$3,200 |
median of 50 HDB rental approvals for 4 ROOM on Punggol Rd since 2025-10.
Buying or selling at S$675,834?
Buying: Stamp duty on S$675,834 · Cash and CPF needed on S$675,834 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,834.
Each opens with this figure filled in; change anything there.
Primary schools near 604a Punggol Rd
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 · 192 m · no 2025 Phase 2C ballot
- Oasis Primary School · 340 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 345 m · no 2025 Phase 2C ballot
- Horizon Primary School · 705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Green Primary School · 945 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh 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 · 1,139 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,153 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,260 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,445 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,505 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,791 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,822 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 86 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Jan 2026 | Blk 604A · 4 ROOM · 10 TO 12 · Model A · 86 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Dec 2025 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$672,000 | S$7,304 psm |
| Nov 2025 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$685,000 | S$7,446 psm |
| May 2025 | Blk 604A · 4 ROOM · 01 TO 03 · Model A · 86 years left | 92 sqm | S$608,800 | S$6,617 psm |
| May 2025 | Blk 604A · 4 ROOM · 16 TO 18 · Model A · 86 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Apr 2025 | Blk 604A · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Apr 2025 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Mar 2025 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jan 2025 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Dec 2024 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Sept 2024 | Blk 604A · 4 ROOM · 04 TO 06 · Model A · 87 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Aug 2024 | Blk 604A · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jun 2024 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 92 sqm | S$630,000 | S$6,848 psm |
| May 2024 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 92 sqm | S$658,000 | S$7,152 psm |
| Mar 2024 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2023 | Blk 604A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Apr 2023 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Mar 2023 | Blk 604A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2023 | Blk 604A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$528,888 | S$5,749 psm |
| Dec 2022 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Nov 2022 | Blk 604A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$578,000 | S$6,215 psm |
| Jul 2022 | Blk 604A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$586,000 | S$6,370 psm |
| Jun 2022 | Blk 604A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Mar 2022 | Blk 604A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$530,888 | S$5,771 psm |
| Oct 2021 | Blk 604A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$465,000 | S$5,000 psm |
Showing 26 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 604A · 4 ROOM | S$3,400 | — |
| May 2026 | Blk 604A · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 604A · 4 ROOM | S$2,800 | — |
| Jul 2025 | Blk 604A · 4 ROOM | S$3,100 | — |
| Jun 2025 | Blk 604A · 4 ROOM | S$2,500 | — |
| May 2025 | Blk 604A · 4 ROOM | S$3,150 | — |
| Feb 2025 | Blk 604A · 4 ROOM | S$3,400 | — |
| Jul 2024 | Blk 604A · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 604A · 4 ROOM | S$3,400 | — |
| Dec 2023 | Blk 604A · 4 ROOM | S$2,400 | — |
| Dec 2023 | Blk 604A · 4 ROOM | S$2,350 | — |
| Nov 2023 | Blk 604A · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 604A · 4 ROOM | S$2,600 | — |
| Jan 2023 | Blk 604A · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 604A · 4 ROOM | S$1,950 | — |
| Jun 2022 | Blk 604A · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 604A · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 604A · 4 ROOM | S$2,150 | — |
| Dec 2021 | Blk 604A · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 604A · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 604A · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 604A · 4 ROOM | S$1,800 | — |
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 84 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 | 79 years | S$631,679 | S$697,425 | S$755,324 | S$768,534 |
| 10 years | 74 years | S$596,146 | S$726,698 | S$852,367 | S$882,441 |
| 20 years | 64 years | S$554,031 | S$823,261 | S$1,132,615 | S$1,213,950 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.