Blk 659A Punggol East
Project page · 99-year lease from 2018
Based on 5 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 659A | 10 TO 12 | 113 sqm | S$840,000 | S$7,434 psm | ×1.000 | S$7,434 psm |
| Jul 2026 | Blk 658C | 10 TO 12 | 113 sqm | S$805,000 | S$7,124 psm | ×1.000 | S$7,124 psm |
| Jun 2026 | Blk 658C | 04 TO 06 | 113 sqm | S$800,000 | S$7,080 psm | ×1.000 | S$7,080 psm |
| Apr 2026 | Blk 658C | 04 TO 06 | 113 sqm | S$802,888 | S$7,105 psm | ×1.000 | S$7,105 psm |
| Mar 2026 | Blk 658C | 04 TO 06 | 113 sqm | S$810,000 | S$7,168 psm | ×0.997 | S$7,147 psm |
How accurate is this estimate for Punggol East?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Punggol East 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.
4.47% gross yield
S$36,000 of rent a year against the estimate above · 1.3 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 1 approval 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Mar 2026 | 658C | 5 ROOM | S$3,000 |
median of 1 HDB rental approvals for 5 ROOM on Punggol East since 2025-10.
Buying or selling at S$805,000?
Buying: Stamp duty on S$805,000 · Cash and CPF needed on S$805,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$805,000.
Each opens with this figure filled in; change anything there.
Primary schools near 659a Punggol East
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
- Waterway Primary School · 141 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 638 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 841 m · no 2025 Phase 2C ballot
1 to 2 km
- Oasis Primary School · 1,003 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Edgefield Primary School · 1,255 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,275 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,605 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,755 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 659A · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Aug 2026 | Blk 659A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$638,888 | S$6,870 psm |
| Jul 2026 | Blk 659A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$643,000 | S$6,914 psm |
| Jun 2026 | Blk 659A · 5 ROOM · 16 TO 18 · Improved · 92 years left excluded: outlier | 113 sqm | S$885,000 | S$7,832 psm |
| Mar 2026 | Blk 659A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Sept 2025 | Blk 659A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Sept 2025 | Blk 659A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Jul 2025 | Blk 659A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$810,000 | S$7,168 psm |
| May 2025 | Blk 659A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$792,000 | S$7,009 psm |
| May 2025 | Blk 659A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jan 2025 | Blk 659A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Jun 2024 | Blk 659A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Nov 2023 | Blk 659A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Oct 2023 | Blk 659A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Sept 2023 | Blk 659A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Aug 2023 | Blk 659A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$730,000 | S$6,460 psm |
| May 2023 | Blk 659A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Apr 2023 | Blk 659A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Apr 2023 | Blk 659A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Mar 2023 | Blk 659A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Feb 2023 | Blk 659A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Feb 2023 | Blk 659A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2023 | Blk 659A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Jan 2023 | Blk 659A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Dec 2022 | Blk 659A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Dec 2022 | Blk 659A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Nov 2022 | Blk 659A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$728,000 | S$6,442 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 659A · 4 ROOM | S$3,200 | — |
| Apr 2026 | Blk 659A · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 659A · 5 ROOM | S$3,900 | — |
| Apr 2023 | Blk 659A · 5 ROOM | S$3,900 | — |
| Dec 2021 | Blk 659A · 4 ROOM | S$1,750 | — |
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 90 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 | 85 years | S$765,314 | S$844,968 | S$915,117 | S$931,121 |
| 10 years | 80 years | S$718,569 | S$875,932 | S$1,027,407 | S$1,063,658 |
| 20 years | 70 years | S$633,841 | S$941,855 | S$1,295,772 | S$1,388,824 |
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.