Blk 224B Sumang Lane
Project page · 99-year lease from 2018
Based on 5 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 224B | 13 TO 15 | 93 sqm | S$652,888 | S$7,020 psm | ×1.000 | S$7,020 psm |
| Aug 2026 | Blk 224B | 04 TO 06 | 93 sqm | S$597,000 | S$6,419 psm | ×1.000 | S$6,419 psm |
| Apr 2026 | Blk 224B | 04 TO 06 | 93 sqm | S$645,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Mar 2026 | Blk 224B | 10 TO 12 | 93 sqm | S$650,000 | S$6,989 psm | ×0.997 | S$6,969 psm |
| Dec 2025 | Blk 224B | 10 TO 12 | 93 sqm | S$660,000 | S$7,097 psm | ×0.996 | S$7,069 psm |
How accurate is this estimate for Sumang Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 104 sales in Sumang Lane 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.
6.02% gross yield
S$39,000 of rent a year against the estimate above · 0.69 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 231A | 4 ROOM | S$3,300 |
| Sept 2026 | 224A | 4 ROOM | S$3,200 |
| Aug 2026 | 232A | 4 ROOM | S$3,150 |
| Jul 2026 | 221A | 4 ROOM | S$3,300 |
| Apr 2026 | 231A | 4 ROOM | S$3,400 |
| Apr 2026 | 220B | 4 ROOM | S$3,300 |
| Apr 2026 | 234A | 4 ROOM | S$3,000 |
| Feb 2026 | 220C | 4 ROOM | S$3,400 |
median of 14 HDB rental approvals for 4 ROOM on Sumang Lane 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 224b Sumang Lane
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 · 495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 778 m · no 2025 Phase 2C ballot
- Valour Primary School · 782 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 870 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Nan Chiau Primary School · 1,053 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Cove Primary School · 1,206 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,297 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,348 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,452 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,465 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,474 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,504 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,750 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,876 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,880 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$597,000 | S$6,419 psm |
| Aug 2026 | Blk 224B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$652,888 | S$7,020 psm |
| Apr 2026 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Mar 2026 | Blk 224B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Dec 2025 | Blk 224B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jul 2025 | Blk 224B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$637,000 | S$6,849 psm |
| Jul 2025 | Blk 224B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$542,000 | S$7,971 psm |
| May 2025 | Blk 224B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Apr 2025 | Blk 224B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$545,000 | S$8,015 psm |
| Apr 2025 | Blk 224B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$537,000 | S$7,897 psm |
| Apr 2025 | Blk 224B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Feb 2025 | Blk 224B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Feb 2025 | Blk 224B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$535,000 | S$7,868 psm |
| Dec 2024 | Blk 224B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Dec 2024 | Blk 224B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Oct 2024 | Blk 224B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Oct 2024 | Blk 224B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Sept 2024 | Blk 224B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2024 | Blk 224B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| May 2024 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Mar 2024 | Blk 224B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Mar 2024 | Blk 224B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$457,000 | S$6,721 psm |
| Nov 2023 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2023 | Blk 224B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Nov 2023 | Blk 224B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Nov 2023 | Blk 224B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Oct 2023 | Blk 224B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Aug 2023 | Blk 224B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Jun 2023 | Blk 224B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jun 2023 | Blk 224B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$570,888 | S$6,139 psm |
| Jun 2023 | Blk 224B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$428,000 | S$6,294 psm |
| May 2023 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| May 2023 | Blk 224B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$515,000 | S$5,538 psm |
| May 2023 | Blk 224B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| May 2023 | Blk 224B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Apr 2023 | Blk 224B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2023 | Blk 224B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Mar 2023 | Blk 224B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$463,000 | S$6,809 psm |
| Mar 2023 | Blk 224B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Mar 2023 | Blk 224B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jan 2023 | Blk 224B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jan 2023 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Jan 2023 | Blk 224B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$453,000 | S$6,662 psm |
| Jan 2023 | Blk 224B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Dec 2022 | Blk 224B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Dec 2022 | Blk 224B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Nov 2022 | Blk 224B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2022 | Blk 224B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$465,888 | S$6,851 psm |
| Nov 2022 | Blk 224B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$448,000 | S$6,588 psm |
| Oct 2022 | Blk 224B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Oct 2022 | Blk 224B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$555,888 | S$5,977 psm |
| Sept 2022 | Blk 224B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Jul 2022 | Blk 224B · 4 ROOM · 13 TO 15 · Model A · 96 years left | 93 sqm | S$523,000 | S$5,624 psm |
| Jun 2022 | Blk 224B · 3 ROOM · 01 TO 03 · Model A · 96 years left | 68 sqm | S$390,000 | S$5,735 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 224B · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 224B · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 224B · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 224B · 3 ROOM | S$3,300 | — |
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$616,133 | S$680,260 | S$736,735 | S$749,620 |
| 10 years | 80 years | S$578,500 | S$705,188 | S$827,137 | S$856,321 |
| 20 years | 70 years | S$510,288 | S$758,261 | S$1,043,190 | S$1,118,104 |
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.