Blk 231B Sumang Lane
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 231B | 04 TO 06 | 113 sqm | S$733,800 | S$6,494 psm | ×1.000 | S$6,494 psm |
| Jul 2026 | Blk 231B | 10 TO 12 | 113 sqm | S$753,000 | S$6,664 psm | ×1.000 | S$6,664 psm |
| Apr 2026 | Blk 231B | 07 TO 09 | 113 sqm | S$760,000 | S$6,726 psm | ×1.000 | S$6,726 psm |
| Mar 2026 | Blk 231B | 01 TO 03 | 113 sqm | S$705,000 | S$6,239 psm | ×0.997 | S$6,221 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.
5.33% gross yield
S$39,600 of rent a year against the estimate above · 0.44 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 4 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 |
|---|---|---|---|
| Jul 2026 | 234B | 5 ROOM | S$3,300 |
| May 2026 | 234B | 5 ROOM | S$3,300 |
| Apr 2026 | 233B | 5 ROOM | S$3,200 |
| Oct 2025 | 231B | 5 ROOM | S$3,600 |
median of 4 HDB rental approvals for 5 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$743,400?
Buying: Stamp duty on S$743,400 · Cash and CPF needed on S$743,400 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$743,400.
Each opens with this figure filled in; change anything there.
Primary schools near 231b 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 · 710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 753 m · no 2025 Phase 2C ballot
- Valour Primary School · 931 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,024 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Nan Chiau Primary School · 1,040 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fern Green Primary School · 1,274 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,288 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,293 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,493 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,586 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,718 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,891 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,958 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 231B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$733,800 | S$6,494 psm |
| Jul 2026 | Blk 231B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$753,000 | S$6,664 psm |
| May 2026 | Blk 231B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Apr 2026 | Blk 231B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Mar 2026 | Blk 231B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$705,000 | S$6,239 psm |
| Aug 2025 | Blk 231B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Jul 2025 | Blk 231B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Feb 2025 | Blk 231B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Dec 2024 | Blk 231B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Sept 2024 | Blk 231B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Jul 2024 | Blk 231B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Jul 2024 | Blk 231B · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Jun 2024 | Blk 231B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$680,000 | S$6,018 psm |
| May 2024 | Blk 231B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$758,000 | S$6,708 psm |
| May 2024 | Blk 231B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$618,888 | S$6,655 psm |
| Jan 2024 | Blk 231B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Jan 2024 | Blk 231B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$685,000 | S$6,062 psm |
| Oct 2023 | Blk 231B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Oct 2023 | Blk 231B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$578,888 | S$6,225 psm |
| Sept 2023 | Blk 231B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$742,000 | S$6,566 psm |
| Sept 2023 | Blk 231B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Sept 2023 | Blk 231B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Jul 2023 | Blk 231B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$592,000 | S$6,366 psm |
| Jun 2023 | Blk 231B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| May 2023 | Blk 231B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$567,000 | S$6,097 psm |
| May 2023 | Blk 231B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Apr 2023 | Blk 231B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$554,000 | S$5,957 psm |
| Mar 2023 | Blk 231B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Mar 2023 | Blk 231B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$680,000 | S$6,018 psm |
| Mar 2023 | Blk 231B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Feb 2023 | Blk 231B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Jan 2023 | Blk 231B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Dec 2022 | Blk 231B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$718,000 | S$6,354 psm |
| Sept 2022 | Blk 231B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$642,000 | S$5,681 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 231B · 5 ROOM | S$3,600 | — |
| Oct 2023 | Blk 231B · 5 ROOM | S$3,700 | — |
| Jun 2023 | Blk 231B · 4 ROOM | S$3,850 | — |
| Oct 2022 | Blk 231B · 4 ROOM | S$2,700 | — |
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 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$706,751 | S$780,310 | S$845,091 | S$859,871 |
| 10 years | 80 years | S$663,583 | S$808,904 | S$948,789 | S$982,265 |
| 20 years | 70 years | S$585,339 | S$869,783 | S$1,196,618 | S$1,282,550 |
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.