Blk 271B Punggol Walk
Project page · 99-year lease from 2014
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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 271B | 04 TO 06 | 93 sqm | S$785,000 | S$8,441 psm | ×0.997 | S$8,416 psm |
| Feb 2026 | Blk 271B | 10 TO 12 | 94 sqm | S$775,000 | S$8,245 psm | ×0.997 | S$8,220 psm |
| Nov 2025 | Blk 271B | 16 TO 18 | 94 sqm | S$848,000 | S$9,021 psm | ×0.996 | S$8,986 psm |
How accurate is this estimate for Punggol Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 154 sales in Punggol Walk since.
- Median error
- 3.1%
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.
5.21% gross yield
S$40,800 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 70 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 308A | 4 ROOM | S$3,700 |
| Sept 2026 | 308A | 4 ROOM | S$3,650 |
| Sept 2026 | 271D | 4 ROOM | S$3,500 |
| Sept 2026 | 308A | 4 ROOM | S$3,500 |
| Sept 2026 | 271A | 4 ROOM | S$3,500 |
| Sept 2026 | 271C | 4 ROOM | S$3,300 |
| Sept 2026 | 310A | 4 ROOM | S$3,250 |
| Sept 2026 | 213A | 4 ROOM | S$2,800 |
median of 70 HDB rental approvals for 4 ROOM on Punggol Walk since 2025-10.
Buying or selling at S$782,684?
Buying: Stamp duty on S$782,684 · Cash and CPF needed on S$782,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$782,684.
Each opens with this figure filled in; change anything there.
Primary schools near 271b Punggol 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
- Punggol Green Primary School · 251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 285 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 454 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 768 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 794 m · no 2025 Phase 2C ballot
1 to 2 km
- Compassvale Primary School · 1,047 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 1,100 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,197 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,268 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,368 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,477 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,522 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,545 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,561 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,645 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,788 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,964 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 271B · 5 ROOM · 01 TO 03 · Premium Apartment · 87 years left | 116 sqm | S$900,000 | S$7,759 psm |
| Mar 2026 | Blk 271B · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Feb 2026 | Blk 271B · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 94 sqm | S$775,000 | S$8,245 psm |
| Jan 2026 | Blk 271B · 5 ROOM · 01 TO 03 · Premium Apartment · 87 years left | 116 sqm | S$952,000 | S$8,207 psm |
| Nov 2025 | Blk 271B · 4 ROOM · 16 TO 18 · Premium Apartment · 88 years left | 94 sqm | S$848,000 | S$9,021 psm |
| Sept 2025 | Blk 271B · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 93 sqm | S$832,888 | S$8,956 psm |
| Jul 2025 | Blk 271B · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 94 sqm | S$810,000 | S$8,617 psm |
| May 2025 | Blk 271B · 5 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 116 sqm | S$1,000,000 | S$8,621 psm |
| Apr 2025 | Blk 271B · 5 ROOM · 16 TO 18 · Premium Apartment · 88 years left | 116 sqm | S$1,038,888 | S$8,956 psm |
| Apr 2025 | Blk 271B · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Mar 2025 | Blk 271B · 5 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 116 sqm | S$970,000 | S$8,362 psm |
| Dec 2024 | Blk 271B · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 94 sqm | S$745,000 | S$7,926 psm |
| Nov 2024 | Blk 271B · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 94 sqm | S$760,000 | S$8,085 psm |
| Sept 2024 | Blk 271B · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Aug 2024 | Blk 271B · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 116 sqm | S$950,000 | S$8,190 psm |
| Jun 2024 | Blk 271B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 116 sqm | S$850,000 | S$7,328 psm |
| Oct 2023 | Blk 271B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Sept 2023 | Blk 271B · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Aug 2023 | Blk 271B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left excluded: outlier | 93 sqm | S$778,888 | S$8,375 psm |
| Aug 2022 | Blk 271B · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Aug 2022 | Blk 271B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Jul 2022 | Blk 271B · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Oct 2021 | Blk 271B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 116 sqm | S$770,000 | S$6,638 psm |
Showing 23 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 271B · 4 ROOM | S$3,400 | — |
| Feb 2026 | Blk 271B · 4 ROOM | S$3,350 | — |
| Aug 2025 | Blk 271B · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 271B · 4 ROOM | S$2,700 | — |
| Jun 2025 | Blk 271B · 4 ROOM | S$3,450 | — |
| May 2025 | Blk 271B · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 271B · 4 ROOM | S$3,850 | — |
| Feb 2025 | Blk 271B · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 271B · 5 ROOM | S$4,000 | — |
| Feb 2024 | Blk 271B · 4 ROOM | S$3,500 | — |
| Oct 2023 | Blk 271B · 4 ROOM | S$3,600 | — |
| Oct 2023 | Blk 271B · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 271B · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 271B · 4 ROOM | S$2,850 | — |
| Apr 2023 | Blk 271B · 4 ROOM | S$2,500 | — |
| Mar 2023 | Blk 271B · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 271B · 4 ROOM | S$3,800 | — |
| Dec 2021 | Blk 271B · 5 ROOM | S$3,300 | — |
| Dec 2021 | Blk 271B · 4 ROOM | S$2,850 | — |
| Nov 2021 | Blk 271B · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 271B · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 271B · 4 ROOM | S$1,900 | — |
| Aug 2021 | Blk 271B · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 271B · 4 ROOM | S$1,866 | — |
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 86 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 | 81 years | S$734,879 | S$811,365 | S$878,724 | S$894,092 |
| 10 years | 76 years | S$686,866 | S$837,285 | S$982,078 | S$1,016,729 |
| 20 years | 66 years | S$621,850 | S$924,037 | S$1,271,259 | S$1,362,551 |
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.