Blk 623A Punggol Ctrl
Project page · 99-year lease from 2014
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 623A | 13 TO 15 | 95 sqm | S$675,000 | S$7,105 psm | ×1.000 | S$7,105 psm |
| Jun 2026 | Blk 623A | 13 TO 15 | 94 sqm | S$670,000 | S$7,128 psm | ×1.000 | S$7,128 psm |
| Mar 2026 | Blk 623A | 07 TO 09 | 94 sqm | S$640,000 | S$6,809 psm | ×0.997 | S$6,788 psm |
How accurate is this estimate for Punggol Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 135 sales in Punggol Ctrl since.
- Median error
- 2.6%
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.
5.75% gross yield
S$38,400 of rent a year against the estimate above · 0.04 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 82 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 | 622B | 4 ROOM | S$3,400 |
| Sept 2026 | 652 | 4 ROOM | S$3,300 |
| Sept 2026 | 624B | 4 ROOM | S$3,200 |
| Sept 2026 | 646 | 4 ROOM | S$3,000 |
| Sept 2026 | 649 | 4 ROOM | S$2,900 |
| Sept 2026 | 161A | 4 ROOM | S$2,650 |
| Aug 2026 | 301B | 4 ROOM | S$3,500 |
| Aug 2026 | 297 | 4 ROOM | S$3,300 |
median of 82 HDB rental approvals for 4 ROOM on Punggol Ctrl since 2025-10.
Buying or selling at S$667,894?
Buying: Stamp duty on S$667,894 · Cash and CPF needed on S$667,894 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$667,894.
Each opens with this figure filled in; change anything there.
Primary schools near 623a Punggol Ctrl
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
- Horizon Primary School · 36 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 316 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 393 m · no 2025 Phase 2C ballot
- Oasis Primary School · 457 m · no 2025 Phase 2C ballot
- Mee Toh School · 610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 630 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 874 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 985 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,442 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,552 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,579 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,605 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,715 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,837 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 623A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 95 sqm | S$675,000 | S$7,105 psm |
| Jun 2026 | Blk 623A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 94 sqm | S$670,000 | S$7,128 psm |
| Jun 2026 | Blk 623A · 3 ROOM · 16 TO 18 · Model A · 87 years left | 69 sqm | S$560,000 | S$8,116 psm |
| Jun 2026 | Blk 623A · 2 ROOM · 16 TO 18 · Model A · 87 years left | 46 sqm | S$402,000 | S$8,739 psm |
| Mar 2026 | Blk 623A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 94 sqm | S$640,000 | S$6,809 psm |
| Mar 2026 | Blk 623A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 69 sqm | S$565,000 | S$8,188 psm |
| Nov 2025 | Blk 623A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 69 sqm | S$548,000 | S$7,942 psm |
| Nov 2025 | Blk 623A · 2 ROOM · 13 TO 15 · Model A · 88 years left | 46 sqm | S$396,000 | S$8,609 psm |
| Aug 2025 | Blk 623A · 2 ROOM · 10 TO 12 · Model A · 88 years left | 46 sqm | S$390,000 | S$8,478 psm |
| Jun 2025 | Blk 623A · 3 ROOM · 16 TO 18 · Model A · 88 years left | 69 sqm | S$565,000 | S$8,188 psm |
| Jan 2025 | Blk 623A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 94 sqm | S$690,000 | S$7,340 psm |
| Oct 2024 | Blk 623A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 94 sqm | S$600,000 | S$6,383 psm |
| Sept 2024 | Blk 623A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 94 sqm | S$641,888 | S$6,829 psm |
| Aug 2024 | Blk 623A · 2 ROOM · 16 TO 18 · Model A · 89 years left | 46 sqm | S$382,000 | S$8,304 psm |
| Apr 2024 | Blk 623A · 2 ROOM · 16 TO 18 · Model A · 89 years left | 46 sqm | S$360,000 | S$7,826 psm |
| Mar 2024 | Blk 623A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 94 sqm | S$633,000 | S$6,734 psm |
| Feb 2024 | Blk 623A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 95 sqm | S$615,000 | S$6,474 psm |
| Aug 2023 | Blk 623A · 3 ROOM · 16 TO 18 · Model A · 90 years left | 69 sqm | S$483,000 | S$7,000 psm |
| Jul 2023 | Blk 623A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 95 sqm | S$568,888 | S$5,988 psm |
| Jun 2023 | Blk 623A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 95 sqm | S$555,000 | S$5,842 psm |
| Jan 2023 | Blk 623A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 94 sqm | S$530,000 | S$5,638 psm |
| Dec 2022 | Blk 623A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 69 sqm | S$460,000 | S$6,667 psm |
| Sept 2022 | Blk 623A · 2 ROOM · 01 TO 03 · Model A · 91 years left | 46 sqm | S$295,000 | S$6,413 psm |
| Jul 2022 | Blk 623A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 94 sqm | S$540,000 | S$5,745 psm |
| Feb 2022 | Blk 623A · 4 ROOM · 16 TO 18 · Model A · 91 years left | 95 sqm | S$530,000 | S$5,579 psm |
| Jan 2022 | Blk 623A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$500,000 | S$5,319 psm |
| Dec 2021 | Blk 623A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 69 sqm | S$390,000 | S$5,652 psm |
| Nov 2021 | Blk 623A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 46 sqm | S$280,000 | S$6,087 psm |
Showing 28 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 623A · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 623A · 4 ROOM | S$3,150 | — |
| Jun 2026 | Blk 623A · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 623A · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 623A · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 623A · 2 ROOM | S$2,300 | — |
| Sept 2024 | Blk 623A · 4 ROOM | S$3,600 | — |
| Sept 2024 | Blk 623A · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 623A · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 623A · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 623A · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 623A · 3 ROOM | S$2,900 | — |
| Oct 2023 | Blk 623A · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 623A · 2 ROOM | S$2,300 | — |
| Sept 2023 | Blk 623A · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 623A · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 623A · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 623A · 2 ROOM | S$2,400 | — |
| Mar 2023 | Blk 623A · 3 ROOM | S$3,000 | — |
| Feb 2023 | Blk 623A · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 623A · 2 ROOM | S$2,600 | — |
| Oct 2022 | Blk 623A · 2 ROOM | S$2,300 | — |
| Jul 2022 | Blk 623A · 4 ROOM | S$3,350 | — |
| Jan 2022 | Blk 623A · 2 ROOM | S$1,300 | — |
| Jul 2021 | Blk 623A · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 623A · 3 ROOM | S$1,500 | — |
| Jun 2021 | Blk 623A · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 623A · 4 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 86 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 | 81 years | S$627,100 | S$692,369 | S$749,849 | S$762,963 |
| 10 years | 76 years | S$586,129 | S$714,488 | S$838,045 | S$867,614 |
| 20 years | 66 years | S$530,649 | S$788,516 | S$1,084,814 | S$1,162,717 |
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.