Blk 212B Punggol Walk
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 212B | 10 TO 12 | 93 sqm | S$665,000 | S$7,151 psm | ×1.000 | S$7,151 psm |
| Mar 2026 | Blk 212B | 13 TO 15 | 93 sqm | S$650,000 | S$6,989 psm | ×0.997 | S$6,969 psm |
| Nov 2025 | Blk 212B | 10 TO 12 | 93 sqm | S$630,000 | S$6,774 psm | ×0.996 | S$6,748 psm |
How accurate is this estimate for Punggol Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 154 sales in Punggol Walk 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.
6.30% gross yield
S$40,800 of rent a year against the estimate above · 0.59 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 70 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 | 308A | 4 ROOM | S$3,700 |
| Sept 2026 | 308A | 4 ROOM | S$3,650 |
| Sept 2026 | 271D | 4 ROOM | S$3,500 |
| Sept 2026 | 308A | 4 ROOM | S$3,500 |
| Sept 2026 | 271A | 4 ROOM | S$3,500 |
| Sept 2026 | 271C | 4 ROOM | S$3,300 |
| Sept 2026 | 310A | 4 ROOM | S$3,250 |
| Sept 2026 | 213A | 4 ROOM | S$2,800 |
median of 70 HDB rental approvals for 4 ROOM on Punggol Walk since 2025-10.
Buying or selling at S$648,083?
Buying: Stamp duty on S$648,083 · Cash and CPF needed on S$648,083 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$648,083.
Each opens with this figure filled in; change anything there.
Primary schools near 212b Punggol Walk
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 · 117 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 614 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 682 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 779 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 814 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 885 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Mee Toh School · 1,078 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Springdale Primary School · 1,135 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,138 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,176 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,290 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,412 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,416 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,444 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,650 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,937 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northshore Primary School · 1,979 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 212B · 3 ROOM · 16 TO 18 · Model A · 88 years left | 67 sqm | S$580,000 | S$8,657 psm |
| Jun 2026 | Blk 212B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Mar 2026 | Blk 212B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Dec 2025 | Blk 212B · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$568,000 | S$8,478 psm |
| Nov 2025 | Blk 212B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jul 2025 | Blk 212B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$650,000 | S$6,989 psm |
| May 2025 | Blk 212B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Apr 2025 | Blk 212B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Apr 2025 | Blk 212B · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$555,000 | S$8,284 psm |
| Dec 2024 | Blk 212B · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$531,000 | S$7,925 psm |
| Oct 2024 | Blk 212B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Oct 2024 | Blk 212B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2024 | Blk 212B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Jun 2024 | Blk 212B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$605,000 | S$6,505 psm |
| May 2024 | Blk 212B · 3 ROOM · 16 TO 18 · Model A · 90 years left | 67 sqm | S$520,000 | S$7,761 psm |
| Apr 2024 | Blk 212B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Apr 2024 | Blk 212B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Jan 2024 | Blk 212B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Jan 2024 | Blk 212B · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Dec 2023 | Blk 212B · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Dec 2023 | Blk 212B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Sept 2023 | Blk 212B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$613,888 | S$6,601 psm |
| Sept 2023 | Blk 212B · 3 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 67 sqm | S$415,000 | S$6,194 psm |
| Jun 2023 | Blk 212B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Apr 2023 | Blk 212B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$465,088 | S$6,942 psm |
| Nov 2022 | Blk 212B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Sept 2022 | Blk 212B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$514,000 | S$5,527 psm |
| Sept 2022 | Blk 212B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jul 2022 | Blk 212B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$545,000 | S$5,860 psm |
| May 2022 | Blk 212B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$525,000 | S$5,645 psm |
| May 2022 | Blk 212B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$510,000 | S$5,484 psm |
| May 2022 | Blk 212B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$436,888 | S$6,521 psm |
| Jan 2022 | Blk 212B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$535,800 | S$5,761 psm |
| Jan 2022 | Blk 212B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Jan 2022 | Blk 212B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$420,000 | S$6,269 psm |
Showing 35 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 212B · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 212B · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 212B · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 212B · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 212B · 3 ROOM | S$2,950 | — |
| Mar 2024 | Blk 212B · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 212B · 3 ROOM | S$1,700 | — |
| Aug 2023 | Blk 212B · 3 ROOM | S$2,700 | — |
| Nov 2022 | Blk 212B · 3 ROOM | S$1,700 | — |
| Aug 2022 | Blk 212B · 3 ROOM | S$2,300 | — |
| Mar 2022 | Blk 212B · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 212B · 3 ROOM | S$1,700 | — |
| Jan 2021 | Blk 212B · 4 ROOM | S$1,700 | — |
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 87 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 | 82 years | S$608,498 | S$671,831 | S$727,606 | S$740,331 |
| 10 years | 77 years | S$568,742 | S$693,294 | S$813,186 | S$841,878 |
| 20 years | 67 years | S$514,908 | S$765,126 | S$1,052,635 | S$1,128,227 |
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.