Blk 209B Punggol Pl
Project page · 99-year lease from 2014
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 209B | 01 TO 03 | 92 sqm | S$590,000 | S$6,413 psm | ×1.000 | S$6,413 psm |
| May 2026 | Blk 209B | 13 TO 15 | 92 sqm | S$660,000 | S$7,174 psm | ×1.000 | S$7,174 psm |
| Mar 2026 | Blk 209B | 10 TO 12 | 92 sqm | S$660,000 | S$7,174 psm | ×0.997 | S$7,153 psm |
| Dec 2025 | Blk 209B | 04 TO 06 | 92 sqm | S$605,000 | S$6,576 psm | ×0.996 | S$6,550 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.
6.47% gross yield
S$40,800 of rent a year against the estimate above · 0.76 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 81 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 | 274C | 4 ROOM | S$3,900 |
| Sept 2026 | 274A | 4 ROOM | S$3,700 |
| Sept 2026 | 289B | 4 ROOM | S$3,500 |
| Sept 2026 | 274D | 4 ROOM | S$3,500 |
| Sept 2026 | 306A | 4 ROOM | S$3,250 |
| Aug 2026 | 288C | 4 ROOM | S$3,600 |
| Aug 2026 | 288C | 4 ROOM | S$3,500 |
| Aug 2026 | 306C | 4 ROOM | S$3,400 |
median of 81 HDB rental approvals for 4 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$630,338?
Buying: Stamp duty on S$630,338 · Cash and CPF needed on S$630,338 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,338.
Each opens with this figure filled in; change anything there.
Primary schools near 209b 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 · 287 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 600 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 656 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 734 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 739 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 770 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 902 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,078 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Oasis Primary School · 1,167 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,247 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,260 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,268 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,300 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,323 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,734 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,846 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,887 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 209B · 4 ROOM · 01 TO 03 · Model A · 87 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Aug 2026 | Blk 209B · 3 ROOM · 10 TO 12 · Model A · 87 years left | 67 sqm | S$540,000 | S$8,060 psm |
| May 2026 | Blk 209B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Mar 2026 | Blk 209B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Dec 2025 | Blk 209B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Oct 2025 | Blk 209B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Oct 2025 | Blk 209B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Sept 2025 | Blk 209B · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$555,000 | S$8,284 psm |
| Aug 2025 | Blk 209B · 4 ROOM · 01 TO 03 · Model A · 88 years left excluded: outlier | 92 sqm | S$585,000 | S$6,359 psm |
| May 2025 | Blk 209B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$658,000 | S$7,152 psm |
| May 2025 | Blk 209B · 3 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 67 sqm | S$480,000 | S$7,164 psm |
| Apr 2025 | Blk 209B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Mar 2025 | Blk 209B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Feb 2025 | Blk 209B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Nov 2024 | Blk 209B · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Jul 2024 | Blk 209B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$648,888 | S$7,053 psm |
| Dec 2023 | Blk 209B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$594,000 | S$6,457 psm |
| Jun 2023 | Blk 209B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$580,000 | S$6,304 psm |
| May 2023 | Blk 209B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$581,888 | S$6,325 psm |
| Mar 2023 | Blk 209B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Feb 2023 | Blk 209B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$580,888 | S$6,314 psm |
| Jun 2022 | Blk 209B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$535,000 | S$5,815 psm |
| May 2022 | Blk 209B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Feb 2022 | Blk 209B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$510,000 | S$5,543 psm |
Showing 24 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 209B · 4 ROOM | S$3,300 | — |
| Oct 2025 | Blk 209B · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 209B · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 209B · 4 ROOM | S$3,150 | — |
| Nov 2023 | Blk 209B · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 209B · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 209B · 4 ROOM | S$2,800 | — |
| Nov 2021 | Blk 209B · 4 ROOM | S$2,500 | — |
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$591,838 | S$653,437 | S$707,684 | S$720,061 |
| 10 years | 76 years | S$553,170 | S$674,311 | S$790,920 | S$818,827 |
| 20 years | 66 years | S$500,810 | S$744,177 | S$1,023,814 | S$1,097,336 |
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.