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HDB · 822312

Blk 312B Sumang Link

Project page · 99-year lease from 2015

Indicative value range
S$673,344 – S$706,457
Indicative mid S$698,000 · S$7,587 psm

Based on 15 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
Sept 2026Blk 313B07 TO 0992 sqmS$685,000S$7,446 psm×1.000S$7,446 psm
Aug 2026Blk 313C10 TO 1292 sqmS$708,000S$7,696 psm×1.000S$7,696 psm
Jul 2026Blk 313A07 TO 0992 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
Jul 2026Blk 313C01 TO 0392 sqmS$635,000S$6,902 psm×1.000S$6,902 psm
Jun 2026Blk 313C16 TO 1892 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
May 2026Blk 313C04 TO 0692 sqmS$698,000S$7,587 psm×1.000S$7,587 psm
May 2026Blk 313C13 TO 1592 sqmS$720,000S$7,826 psm×1.000S$7,826 psm
Mar 2026Blk 313B10 TO 1292 sqmS$707,000S$7,685 psm×0.997S$7,662 psm
Feb 2026Blk 312C13 TO 1592 sqmS$685,000S$7,446 psm×0.997S$7,424 psm
Feb 2026Blk 312B04 TO 0692 sqmS$650,000S$7,065 psm×0.997S$7,044 psm
Jan 2026Blk 313A07 TO 0992 sqmS$723,000S$7,859 psm×0.997S$7,836 psm
Dec 2025Blk 313C07 TO 0992 sqmS$672,000S$7,304 psm×0.996S$7,276 psm
Dec 2025Blk 313C10 TO 1292 sqmS$728,000S$7,913 psm×0.996S$7,882 psm
Nov 2025Blk 312A04 TO 0692 sqmS$660,000S$7,174 psm×0.996S$7,146 psm
Nov 2025Blk 313B04 TO 0692 sqmS$680,000S$7,391 psm×0.996S$7,362 psm

How accurate is this estimate for Sumang Link?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Sumang Link since.

Median error
1.7%

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$39,600 of rent a year against the estimate above · 0.04 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 16 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
Aug 2026312C4 ROOMS$3,300
Jul 2026313C4 ROOMS$3,400
Jul 2026312C4 ROOMS$3,300
Jun 2026312A4 ROOMS$3,400
Jun 2026313A4 ROOMS$3,300
Jun 2026312B4 ROOMS$3,300
May 2026313C4 ROOMS$3,350
May 2026312B4 ROOMS$3,300

median of 16 HDB rental approvals for 4 ROOM on Sumang Link since 2025-10.

Buying or selling at S$698,000?

Buying: Stamp duty on S$698,000 · Cash and CPF needed on S$698,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$698,000.

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

Primary schools near 312b Sumang Link

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
Feb 2026
Blk 312B · 4 ROOM · 04 TO 06 · Model A · 88 years left
92 sqmS$650,000S$7,065 psm
Feb 2025
Blk 312B · 4 ROOM · 10 TO 12 · Model A · 90 years left
92 sqmS$700,000S$7,609 psm
Aug 2024
Blk 312B · 5 ROOM · 10 TO 12 · Improved · 90 years left
112 sqmS$858,888S$7,669 psm
Jun 2024
Blk 312B · 4 ROOM · 10 TO 12 · Model A · 90 years left
92 sqmS$640,000S$6,957 psm
Feb 2024
Blk 312B · 5 ROOM · 01 TO 03 · Improved · 91 years left
112 sqmS$705,000S$6,295 psm
Sept 2023
Blk 312B · 4 ROOM · 13 TO 15 · Model A · 91 years left
92 sqmS$606,888S$6,597 psm
May 2023
Blk 312B · 4 ROOM · 01 TO 03 · Model A · 91 years left
92 sqmS$540,000S$5,870 psm
Apr 2023
Blk 312B · 5 ROOM · 10 TO 12 · Improved · 91 years left
112 sqmS$763,000S$6,813 psm
Nov 2022
Blk 312B · 5 ROOM · 04 TO 06 · Improved · 92 years left
112 sqmS$740,000S$6,607 psm
Jul 2022
Blk 312B · 4 ROOM · 16 TO 18 · Model A · 92 years left
92 sqmS$550,000S$5,978 psm
Mar 2022
Blk 312B · 4 ROOM · 07 TO 09 · Model A · 92 years left
92 sqmS$510,000S$5,543 psm
Jan 2022
Blk 312B · 5 ROOM · 13 TO 15 · Improved · 93 years left
112 sqmS$718,000S$6,411 psm
Jan 2022
Blk 312B · 4 ROOM · 01 TO 03 · Model A · 93 years left
92 sqmS$490,888S$5,336 psm
Dec 2021
Blk 312B · 5 ROOM · 07 TO 09 · Improved · 93 years left
112 sqmS$678,000S$6,054 psm
Dec 2021
Blk 312B · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$535,000S$5,815 psm
Nov 2021
Blk 312B · 5 ROOM · 13 TO 15 · Improved · 93 years left
112 sqmS$675,188S$6,028 psm
See more

Showing 16 of 32.

Sale prices as filed in caveats.

Where the lease takes this

About 87 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 years82 yearsS$655,367S$723,578S$783,649S$797,354
10 years77 yearsS$612,549S$746,694S$875,820S$906,722
20 years67 yearsS$554,568S$824,059S$1,133,713S$1,215,127

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.