Blk 207B Punggol Pl
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 207B | 04 TO 06 | 112 sqm | S$855,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Mar 2026 | Blk 207B | 13 TO 15 | 112 sqm | S$859,000 | S$7,670 psm | ×0.997 | S$7,647 psm |
| Feb 2026 | Blk 207B | 07 TO 09 | 112 sqm | S$852,000 | S$7,607 psm | ×0.997 | S$7,585 psm |
How accurate is this estimate for Punggol Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Punggol Pl since.
- Median error
- 3.2%
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.
4.91% gross yield
S$42,000 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 |
|---|---|---|---|
| Sept 2026 | 273B | 5 ROOM | S$3,700 |
| Jul 2026 | 207D | 5 ROOM | S$2,400 |
| Jun 2026 | 207D | 5 ROOM | S$3,600 |
| May 2026 | 274B | 5 ROOM | S$3,850 |
| Mar 2026 | 289D | 5 ROOM | S$3,200 |
| Feb 2026 | 273B | 5 ROOM | S$3,500 |
| Jan 2026 | 289D | 5 ROOM | S$3,700 |
| Jan 2026 | 207B | 5 ROOM | S$3,300 |
median of 12 HDB rental approvals for 5 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$855,000?
Buying: Stamp duty on S$855,000 · Cash and CPF needed on S$855,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$855,000.
Each opens with this figure filled in; change anything there.
Primary schools near 207b Punggol Pl
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 Green Primary School · 231 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 649 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 675 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 693 m · no 2025 Phase 2C ballot
- Valour Primary School · 701 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 808 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 959 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,140 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,162 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,192 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,254 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,273 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,310 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,347 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,369 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,754 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,872 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,945 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northshore Primary School · 1,955 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 207B · 5 ROOM · 04 TO 06 · Improved · 87 years left | 112 sqm | S$855,000 | S$7,634 psm |
| Mar 2026 | Blk 207B · 5 ROOM · 13 TO 15 · Improved · 87 years left | 112 sqm | S$859,000 | S$7,670 psm |
| Feb 2026 | Blk 207B · 5 ROOM · 07 TO 09 · Improved · 87 years left | 112 sqm | S$852,000 | S$7,607 psm |
| Sept 2025 | Blk 207B · 5 ROOM · 13 TO 15 · Improved · 88 years left | 112 sqm | S$860,000 | S$7,679 psm |
| Mar 2025 | Blk 207B · 5 ROOM · 04 TO 06 · Improved · 88 years left | 112 sqm | S$756,000 | S$6,750 psm |
| Mar 2025 | Blk 207B · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$718,888 | S$7,814 psm |
| Feb 2025 | Blk 207B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Oct 2024 | Blk 207B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Sept 2024 | Blk 207B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jul 2024 | Blk 207B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Jun 2024 | Blk 207B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$680,000 | S$7,391 psm |
| May 2024 | Blk 207B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Apr 2024 | Blk 207B · 5 ROOM · 04 TO 06 · Improved · 89 years left | 112 sqm | S$725,000 | S$6,473 psm |
| Jan 2024 | Blk 207B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$641,888 | S$6,977 psm |
| Sept 2023 | Blk 207B · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$725,000 | S$6,473 psm |
| Nov 2022 | Blk 207B · 5 ROOM · 13 TO 15 · Improved · 91 years left | 112 sqm | S$730,000 | S$6,518 psm |
| Oct 2022 | Blk 207B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$557,008 | S$6,054 psm |
| Dec 2021 | Blk 207B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$615,000 | S$5,491 psm |
Showing 18 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 207B · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 207B · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 207B · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 207B · 4 ROOM | S$3,350 | — |
| Jul 2025 | Blk 207B · 5 ROOM | S$3,200 | — |
| Jun 2024 | Blk 207B · 5 ROOM | S$3,200 | — |
| Jan 2024 | Blk 207B · 5 ROOM | S$3,700 | — |
| Jun 2023 | Blk 207B · 4 ROOM | S$3,600 | — |
| Jul 2022 | Blk 207B · 5 ROOM | S$2,500 | — |
| Jun 2022 | Blk 207B · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 207B · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 207B · 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$802,778 | S$886,331 | S$959,914 | S$976,702 |
| 10 years | 76 years | S$750,328 | S$914,646 | S$1,072,817 | S$1,110,669 |
| 20 years | 66 years | S$679,306 | S$1,009,413 | S$1,388,717 | S$1,488,443 |
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.