Blk 228B Punggol Field
Project page · 99-year lease from 2021
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 228B | 10 TO 12 | 116 sqm | S$880,000 | S$7,586 psm | ×1.000 | S$7,586 psm |
| Sept 2026 | Blk 228B | 16 TO 18 | 116 sqm | S$885,000 | S$7,629 psm | ×1.000 | S$7,629 psm |
| Sept 2026 | Blk 228B | 10 TO 12 | 116 sqm | S$888,888 | S$7,663 psm | ×1.000 | S$7,663 psm |
How accurate is this estimate for Punggol Field?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 161 sales in Punggol Field since.
- Median error
- 3.6%
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.
4.34% gross yield
S$38,400 of rent a year against the estimate above · 1.43 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 197 approvals 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 |
|---|---|---|---|
| Sept 2026 | 268A | 5 ROOM | S$3,500 |
| Sept 2026 | 201C | 5 ROOM | S$3,400 |
| Sept 2026 | 259C | 5 ROOM | S$3,400 |
| Sept 2026 | 204B | 5 ROOM | S$3,300 |
| Sept 2026 | 201C | 5 ROOM | S$3,100 |
| Sept 2026 | 199C | 5 ROOM | S$3,100 |
| Sept 2026 | 106B | 5 ROOM | S$3,050 |
| Sept 2026 | 199C | 5 ROOM | S$3,000 |
median of 197 HDB rental approvals for 5 ROOM on Punggol Field since 2025-10.
Buying or selling at S$885,000?
Buying: Stamp duty on S$885,000 · Cash and CPF needed on S$885,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$885,000.
Each opens with this figure filled in; change anything there.
Primary schools near 228b Punggol Field
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 · 744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 840 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,147 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,160 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,221 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,357 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,451 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,458 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,736 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,739 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,766 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 228B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 116 sqm | S$880,000 | S$7,586 psm |
| Sept 2026 | Blk 228B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 96 sqm | S$670,000 | S$6,979 psm |
| Sept 2026 | Blk 228B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 96 sqm | S$695,000 | S$7,240 psm |
| Sept 2026 | Blk 228B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 116 sqm | S$888,888 | S$7,663 psm |
| Sept 2026 | Blk 228B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 116 sqm | S$885,000 | S$7,629 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 93 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 | 88 years | S$841,370 | S$928,941 | S$1,006,061 | S$1,023,656 |
| 10 years | 83 years | S$789,980 | S$962,981 | S$1,129,510 | S$1,169,364 |
| 20 years | 73 years | S$696,832 | S$1,035,456 | S$1,424,545 | S$1,526,845 |
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.