Blk 273B Punggol Pl
Project page · 99-year lease from 2013
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 273B | 01 TO 03 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| May 2026 | Blk 273B | 01 TO 03 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| Apr 2026 | Blk 273B | 16 TO 18 | 93 sqm | S$840,000 | S$9,032 psm | ×1.000 | S$9,032 psm |
How accurate is this estimate for Punggol Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Punggol Pl 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.
5.67% gross yield
S$40,800 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 81 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 | 274C | 4 ROOM | S$3,900 |
| Sept 2026 | 274A | 4 ROOM | S$3,700 |
| Sept 2026 | 289B | 4 ROOM | S$3,500 |
| Sept 2026 | 274D | 4 ROOM | S$3,500 |
| Sept 2026 | 306A | 4 ROOM | S$3,250 |
| Aug 2026 | 288C | 4 ROOM | S$3,600 |
| Aug 2026 | 288C | 4 ROOM | S$3,500 |
| Aug 2026 | 306C | 4 ROOM | S$3,400 |
median of 81 HDB rental approvals for 4 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$720,000?
Buying: Stamp duty on S$720,000 · Cash and CPF needed on S$720,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$720,000.
Each opens with this figure filled in; change anything there.
Primary schools near 273b Punggol Pl
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 · 294 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 479 m · no 2025 Phase 2C ballot
- Valour Primary School · 563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 587 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 862 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mee Toh School · 995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,034 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,175 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,279 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,337 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,442 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,526 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,554 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,755 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,778 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 273B · 4 ROOM · 01 TO 03 · Premium Apartment · 86 years left | 93 sqm | S$720,000 | S$7,742 psm |
| May 2026 | Blk 273B · 4 ROOM · 01 TO 03 · Premium Apartment · 86 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Apr 2026 | Blk 273B · 5 ROOM · 04 TO 06 · Premium Apartment · 86 years left | 114 sqm | S$880,000 | S$7,719 psm |
| Apr 2026 | Blk 273B · 4 ROOM · 16 TO 18 · Premium Apartment · 86 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Mar 2025 | Blk 273B · 4 ROOM · 01 TO 03 · Premium Apartment · 87 years left | 94 sqm | S$683,000 | S$7,266 psm |
| Nov 2024 | Blk 273B · 5 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Nov 2024 | Blk 273B · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 94 sqm | S$785,888 | S$8,361 psm |
| Jul 2024 | Blk 273B · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 93 sqm | S$760,000 | S$8,172 psm |
| May 2024 | Blk 273B · 5 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 118 sqm | S$909,888 | S$7,711 psm |
| Feb 2024 | Blk 273B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Jan 2024 | Blk 273B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Oct 2023 | Blk 273B · 4 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Sept 2023 | Blk 273B · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 94 sqm | S$683,000 | S$7,266 psm |
| Jun 2023 | Blk 273B · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 117 sqm | S$868,000 | S$7,419 psm |
| Jun 2023 | Blk 273B · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 114 sqm | S$805,000 | S$7,061 psm |
| Jun 2023 | Blk 273B · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 93 sqm | S$682,000 | S$7,333 psm |
| Feb 2023 | Blk 273B · 5 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 113 sqm | S$752,000 | S$6,655 psm |
| Jan 2023 | Blk 273B · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 93 sqm | S$652,000 | S$7,011 psm |
| Oct 2022 | Blk 273B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Dec 2021 | Blk 273B · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$638,888 | S$5,654 psm |
Showing 20 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 273B · 5 ROOM | S$3,700 | — |
| Jul 2026 | Blk 273B · 4 ROOM | S$3,600 | — |
| Jun 2026 | Blk 273B · 4 ROOM | S$3,450 | — |
| Feb 2026 | Blk 273B · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 273B · 4 ROOM | S$3,450 | — |
| Jan 2025 | Blk 273B · 5 ROOM | S$3,500 | — |
| Nov 2024 | Blk 273B · 5 ROOM | S$3,850 | — |
| Oct 2024 | Blk 273B · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 273B · 4 ROOM | S$3,600 | — |
| Aug 2024 | Blk 273B · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 273B · 4 ROOM | S$3,100 | — |
| Apr 2024 | Blk 273B · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 273B · 5 ROOM | S$3,900 | — |
| Apr 2023 | Blk 273B · 5 ROOM | S$4,200 | — |
| Feb 2023 | Blk 273B · 5 ROOM | S$3,600 | — |
| Dec 2022 | Blk 273B · 5 ROOM | S$3,850 | — |
| Dec 2022 | Blk 273B · 5 ROOM | S$2,600 | — |
| Sept 2022 | Blk 273B · 4 ROOM | S$2,600 | — |
| Feb 2022 | Blk 273B · 5 ROOM | S$2,400 | — |
| Jan 2022 | Blk 273B · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 273B · 5 ROOM | S$2,600 | — |
| Nov 2021 | Blk 273B · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 273B · 4 ROOM | S$2,400 | — |
| Feb 2021 | Blk 273B · 5 ROOM | S$2,300 | — |
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 85 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 | 80 years | S$676,024 | S$746,385 | S$808,349 | S$822,486 |
| 10 years | 75 years | S$631,856 | S$770,229 | S$903,425 | S$935,301 |
| 20 years | 65 years | S$572,048 | S$850,033 | S$1,169,446 | S$1,253,427 |
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.