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HDB · 822256

Blk 256B Sumang Walk

Project page · 99-year lease from 2016

Indicative value range
S$643,643 – S$711,250
Indicative mid S$670,684 · S$7,212 psm

Based on 34 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 217A07 TO 0992 sqmS$635,000S$6,902 psm×1.000S$6,902 psm
Oct 2026Blk 322B07 TO 0993 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
Sept 2026Blk 322B10 TO 1293 sqmS$658,000S$7,075 psm×1.000S$7,075 psm
Sept 2026Blk 322D19 TO 2196 sqmS$800,000S$8,333 psm×1.000S$8,333 psm
Aug 2026Blk 217C07 TO 0992 sqmS$641,888S$6,977 psm×1.000S$6,977 psm
Aug 2026Blk 256A01 TO 0393 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Aug 2026Blk 217B13 TO 1592 sqmS$690,000S$7,500 psm×1.000S$7,500 psm
Aug 2026Blk 323D16 TO 1893 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Aug 2026Blk 256A13 TO 1593 sqmS$725,000S$7,796 psm×1.000S$7,796 psm
Jul 2026Blk 323D19 TO 2193 sqmS$733,000S$7,882 psm×1.000S$7,882 psm
Jul 2026Blk 325A10 TO 1296 sqmS$750,000S$7,813 psm×1.000S$7,813 psm
Jul 2026Blk 322B07 TO 0993 sqmS$683,888S$7,354 psm×1.000S$7,354 psm
Jul 2026Blk 256C01 TO 0393 sqmS$615,000S$6,613 psm×1.000S$6,613 psm
Jun 2026Blk 256D10 TO 1293 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
May 2026Blk 217B01 TO 0392 sqmS$608,888S$6,618 psm×1.000S$6,618 psm
Apr 2026Blk 217A07 TO 0992 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Apr 2026Blk 323A01 TO 0393 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Apr 2026Blk 322D04 TO 0693 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Apr 2026Blk 256A13 TO 1593 sqmS$715,000S$7,688 psm×1.000S$7,688 psm
Apr 2026Blk 256B13 TO 1593 sqmS$718,000S$7,720 psm×1.000S$7,720 psm
Mar 2026Blk 217D01 TO 0392 sqmS$600,000S$6,522 psm×0.997S$6,503 psm
Feb 2026Blk 322A16 TO 1893 sqmS$757,000S$8,140 psm×0.997S$8,116 psm
Feb 2026Blk 323C04 TO 0693 sqmS$663,000S$7,129 psm×0.997S$7,108 psm
Feb 2026Blk 323A01 TO 0393 sqmS$610,888S$6,569 psm×0.997S$6,549 psm
Jan 2026Blk 256A04 TO 0693 sqmS$660,000S$7,097 psm×0.997S$7,076 psm
Jan 2026Blk 323B04 TO 0693 sqmS$680,000S$7,312 psm×0.997S$7,290 psm
Jan 2026Blk 256A16 TO 1893 sqmS$728,888S$7,838 psm×0.997S$7,814 psm
Jan 2026Blk 323A16 TO 1893 sqmS$735,000S$7,903 psm×0.997S$7,880 psm
Jan 2026Blk 217C07 TO 0992 sqmS$620,000S$6,739 psm×0.997S$6,719 psm
Jan 2026Blk 256D13 TO 1593 sqmS$700,000S$7,527 psm×0.997S$7,505 psm
Jan 2026Blk 323A07 TO 0993 sqmS$670,000S$7,204 psm×0.997S$7,183 psm
Dec 2025Blk 322A07 TO 0993 sqmS$685,000S$7,366 psm×0.996S$7,337 psm
Dec 2025Blk 322A04 TO 0693 sqmS$676,000S$7,269 psm×0.996S$7,240 psm
Dec 2025Blk 322B10 TO 1293 sqmS$700,000S$7,527 psm×0.996S$7,497 psm

How accurate is this estimate for Sumang Walk?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 86 sales in Sumang Walk since.

Median error
2.9%

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.

5.90% gross yield

S$39,600 of rent a year against the estimate above · 0.2 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 15 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

ApprovedBlockFlatRent a month
Sept 2026322B4 ROOMS$3,200
Aug 2026323C4 ROOMS$3,700
Aug 2026217C4 ROOMS$3,300
Jul 2026217C4 ROOMS$3,500
Jun 2026256A4 ROOMS$3,450
Jun 2026217A4 ROOMS$3,400
Jun 2026217A4 ROOMS$3,300
May 2026217A4 ROOMS$2,200

median of 15 HDB rental approvals for 4 ROOM on Sumang Walk since 2025-10.

Buying or selling at S$670,684?

Buying: Stamp duty on S$670,684 · Cash and CPF needed on S$670,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$670,684.

Each opens with this figure filled in; change anything there.

Primary schools near 256b Sumang 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 256B · 4 ROOM · 13 TO 15 · Model A · 90 years left
93 sqmS$718,000S$7,720 psm
Sept 2025
Blk 256B · 2 ROOM · 07 TO 09 · Model A · 90 years left
47 sqmS$400,000S$8,511 psm
Jul 2025
Blk 256B · 3 ROOM · 10 TO 12 · Model A · 91 years left
68 sqmS$520,000S$7,647 psm
Jan 2025
Blk 256B · 4 ROOM · 13 TO 15 · Model A · 91 years left
93 sqmS$688,000S$7,398 psm
Nov 2024
Blk 256B · 2 ROOM · 01 TO 03 · 2-room · 91 years left
47 sqmS$355,000S$7,553 psm
Oct 2024
Blk 256B · 4 ROOM · 10 TO 12 · Model A · 91 years left
93 sqmS$668,888S$7,192 psm
Aug 2024
Blk 256B · 2 ROOM · 16 TO 18 · Model A · 91 years left
47 sqmS$375,000S$7,979 psm
Aug 2024
Blk 256B · 2 ROOM · 10 TO 12 · Model A · 91 years left
47 sqmS$350,000S$7,447 psm
Jun 2024
Blk 256B · 4 ROOM · 16 TO 18 · Model A · 92 years left
93 sqmS$675,000S$7,258 psm
Jan 2024
Blk 256B · 4 ROOM · 16 TO 18 · Model A · 92 years left
93 sqmS$630,000S$6,774 psm
Jan 2024
Blk 256B · 3 ROOM · 10 TO 12 · Model A · 92 years left
68 sqmS$490,000S$7,206 psm
Dec 2023
Blk 256B · 2 ROOM · 01 TO 03 · 2-room · 92 years left
47 sqmS$330,000S$7,021 psm
Nov 2023
Blk 256B · 2 ROOM · 10 TO 12 · Model A · 92 years left
47 sqmS$345,000S$7,340 psm
Oct 2023
Blk 256B · 4 ROOM · 16 TO 18 · Model A · 92 years left
93 sqmS$650,000S$6,989 psm
Aug 2023
Blk 256B · 4 ROOM · 16 TO 18 · Model A · 93 years left
93 sqmS$620,000S$6,667 psm
May 2023
Blk 256B · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$455,000S$6,691 psm
Apr 2023
Blk 256B · 2 ROOM · 04 TO 06 · Model A · 93 years left
47 sqmS$322,000S$6,851 psm
Nov 2022
Blk 256B · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$520,000S$5,591 psm
Jul 2022
Blk 256B · 2 ROOM · 04 TO 06 · 2-room · 93 years left
47 sqmS$310,000S$6,596 psm
Jan 2022
Blk 256B · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$540,000S$5,806 psm
Nov 2021
Blk 256B · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$530,000S$5,699 psm
Oct 2021
Blk 256B · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$510,000S$5,484 psm
See more

Showing 22 of 35.

Sale prices as filed in caveats.

Where the lease takes this

About 88 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years83 yearsS$629,720S$695,261S$752,981S$766,150
10 years78 yearsS$588,577S$717,472S$841,545S$871,238
20 years68 yearsS$532,865S$791,810S$1,089,346S$1,167,574

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.