homequant
HDB · 822260

Blk 260B Punggol Way

Project page · 99-year lease from 2016

Indicative value range
S$679,500 – S$727,831
Indicative mid S$703,214 · S$7,561 psm

Based on 40 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 260B07 TO 0993 sqmS$693,000S$7,452 psm×1.000S$7,452 psm
Oct 2026Blk 316D04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 314A10 TO 1293 sqmS$730,000S$7,849 psm×1.000S$7,849 psm
Aug 2026Blk 260C07 TO 0993 sqmS$685,000S$7,366 psm×1.000S$7,366 psm
Aug 2026Blk 266B10 TO 1292 sqmS$735,888S$7,999 psm×1.000S$7,999 psm
Aug 2026Blk 265D13 TO 1592 sqmS$745,000S$8,098 psm×1.000S$8,098 psm
Aug 2026Blk 315A10 TO 1293 sqmS$705,000S$7,581 psm×1.000S$7,581 psm
Jul 2026Blk 315B13 TO 1593 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Jul 2026Blk 265C10 TO 1292 sqmS$720,000S$7,826 psm×1.000S$7,826 psm
Jun 2026Blk 266A04 TO 0692 sqmS$655,000S$7,120 psm×1.000S$7,120 psm
Jun 2026Blk 266B04 TO 0692 sqmS$650,888S$7,075 psm×1.000S$7,075 psm
Jun 2026Blk 316D04 TO 0693 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Jun 2026Blk 265A16 TO 1892 sqmS$740,000S$8,043 psm×1.000S$8,043 psm
May 2026Blk 314A04 TO 0693 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
May 2026Blk 261C10 TO 1293 sqmS$635,000S$6,828 psm×1.000S$6,828 psm
May 2026Blk 314A04 TO 0693 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
May 2026Blk 316D07 TO 0993 sqmS$728,000S$7,828 psm×1.000S$7,828 psm
May 2026Blk 265D10 TO 1292 sqmS$755,000S$8,207 psm×1.000S$8,207 psm
May 2026Blk 261B07 TO 0993 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Apr 2026Blk 260C16 TO 1893 sqmS$718,000S$7,720 psm×1.000S$7,720 psm
Apr 2026Blk 315B13 TO 1593 sqmS$768,000S$8,258 psm×1.000S$8,258 psm
Apr 2026Blk 260C10 TO 1293 sqmS$678,000S$7,290 psm×1.000S$7,290 psm
Apr 2026Blk 314A04 TO 0693 sqmS$728,000S$7,828 psm×1.000S$7,828 psm
Apr 2026Blk 316D16 TO 1893 sqmS$705,000S$7,581 psm×1.000S$7,581 psm
Mar 2026Blk 315A13 TO 1593 sqmS$705,000S$7,581 psm×0.997S$7,558 psm
Mar 2026Blk 265D04 TO 0692 sqmS$698,000S$7,587 psm×0.997S$7,565 psm
Mar 2026Blk 314A07 TO 0993 sqmS$730,000S$7,849 psm×0.997S$7,826 psm
Feb 2026Blk 315A04 TO 0693 sqmS$702,500S$7,554 psm×0.997S$7,531 psm
Feb 2026Blk 314B13 TO 1593 sqmS$760,188S$8,174 psm×0.997S$8,150 psm
Jan 2026Blk 314B10 TO 1293 sqmS$650,000S$6,989 psm×0.997S$6,969 psm
Jan 2026Blk 315B10 TO 1293 sqmS$720,000S$7,742 psm×0.997S$7,719 psm
Jan 2026Blk 260C07 TO 0993 sqmS$700,000S$7,527 psm×0.997S$7,505 psm
Jan 2026Blk 261C04 TO 0693 sqmS$665,000S$7,151 psm×0.997S$7,129 psm
Jan 2026Blk 314A10 TO 1293 sqmS$725,888S$7,805 psm×0.997S$7,782 psm
Jan 2026Blk 315B04 TO 0693 sqmS$700,000S$7,527 psm×0.997S$7,505 psm
Dec 2025Blk 260C07 TO 0993 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Dec 2025Blk 265C01 TO 0392 sqmS$660,000S$7,174 psm×0.996S$7,146 psm
Dec 2025Blk 264A10 TO 1292 sqmS$705,000S$7,663 psm×0.996S$7,633 psm
Nov 2025Blk 315B16 TO 1893 sqmS$730,000S$7,849 psm×0.996S$7,819 psm
Nov 2025Blk 266B04 TO 0692 sqmS$680,000S$7,391 psm×0.996S$7,362 psm

How accurate is this estimate for Punggol Way?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Punggol Way since.

Median error
2.2%

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.

5.87% gross yield

S$41,280 of rent a year against the estimate above · 0.17 points above flats like it

Homes like this rent for about S$3,440 a month, the middle of 26 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 2026260B4 ROOMS$3,500
Sept 2026261A4 ROOMS$3,200
Sept 2026260C4 ROOMS$3,200
Aug 2026266D4 ROOMS$3,200
Aug 2026265B4 ROOMS$3,200
Jul 2026314B4 ROOMS$3,500
Jul 2026260A4 ROOMS$3,200
Jul 2026316D4 ROOMS$1,000

median of 26 HDB rental approvals for 4 ROOM on Punggol Way since 2025-10.

Buying or selling at S$703,214?

Buying: Stamp duty on S$703,214 · Cash and CPF needed on S$703,214 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$703,214.

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

Primary schools near 260b Punggol Way

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
Oct 2026
Blk 260B · 4 ROOM · 07 TO 09 · Model A · 89 years left
93 sqmS$693,000S$7,452 psm
May 2025
Blk 260B · 5 ROOM · 16 TO 18 · Improved · 90 years left
113 sqmS$850,000S$7,522 psm
May 2025
Blk 260B · 4 ROOM · 13 TO 15 · Model A · 90 years left
93 sqmS$685,000S$7,366 psm
Aug 2024
Blk 260B · 5 ROOM · 13 TO 15 · Improved · 91 years left
113 sqmS$800,000S$7,080 psm
Jul 2024
Blk 260B · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$610,000S$6,559 psm
Mar 2024
Blk 260B · 4 ROOM · 01 TO 03 · Model A · 91 years left
93 sqmS$535,000S$5,753 psm
Jan 2024
Blk 260B · 5 ROOM · 04 TO 06 · Improved · 92 years left
113 sqmS$728,000S$6,442 psm
Jul 2023
Blk 260B · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$628,000S$6,753 psm
May 2023
Blk 260B · 4 ROOM · 10 TO 12 · Model A · 92 years left
93 sqmS$598,000S$6,430 psm
Sept 2022
Blk 260B · 5 ROOM · 01 TO 03 · Improved · 93 years left
113 sqmS$670,000S$5,929 psm
Apr 2022
Blk 260B · 4 ROOM · 13 TO 15 · Model A · 93 years left
93 sqmS$525,000S$5,645 psm
Jan 2022
Blk 260B · 5 ROOM · 16 TO 18 · Improved · 94 years left
113 sqmS$680,000S$6,018 psm
Nov 2021
Blk 260B · 4 ROOM · 01 TO 03 · Model A · 94 years left
93 sqmS$460,000S$4,946 psm
See more

Showing 13 of 30.

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$660,262S$728,983S$789,503S$803,310
10 years78 yearsS$617,124S$752,271S$882,362S$913,495
20 years68 yearsS$558,710S$830,214S$1,142,181S$1,224,203

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.