Blk 316B Punggol Way
Project page · 99-year lease from 2017
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 260A | 16 TO 18 | 113 sqm | S$890,000 | S$7,876 psm | ×1.000 | S$7,876 psm |
| Aug 2026 | Blk 316A | 07 TO 09 | 113 sqm | S$888,000 | S$7,858 psm | ×1.000 | S$7,858 psm |
| Aug 2026 | Blk 316B | 04 TO 06 | 113 sqm | S$858,000 | S$7,593 psm | ×1.000 | S$7,593 psm |
| Aug 2026 | Blk 316C | 01 TO 03 | 113 sqm | S$825,000 | S$7,301 psm | ×1.000 | S$7,301 psm |
| Jul 2026 | Blk 260A | 10 TO 12 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Jul 2026 | Blk 315A | 01 TO 03 | 113 sqm | S$738,000 | S$6,531 psm | ×1.000 | S$6,531 psm |
| May 2026 | Blk 266A | 10 TO 12 | 112 sqm | S$860,000 | S$7,679 psm | ×1.000 | S$7,679 psm |
| Apr 2026 | Blk 266D | 16 TO 18 | 111 sqm | S$850,000 | S$7,658 psm | ×1.000 | S$7,658 psm |
| Mar 2026 | Blk 266A | 04 TO 06 | 112 sqm | S$813,888 | S$7,267 psm | ×0.997 | S$7,245 psm |
| Mar 2026 | Blk 316C | 07 TO 09 | 113 sqm | S$900,000 | S$7,965 psm | ×0.997 | S$7,941 psm |
| Feb 2026 | Blk 316D | 01 TO 03 | 113 sqm | S$745,000 | S$6,593 psm | ×0.997 | S$6,573 psm |
| Feb 2026 | Blk 315B | 10 TO 12 | 113 sqm | S$952,000 | S$8,425 psm | ×0.997 | S$8,400 psm |
| Dec 2025 | Blk 316C | 07 TO 09 | 113 sqm | S$875,000 | S$7,743 psm | ×0.996 | S$7,713 psm |
| Dec 2025 | Blk 265A | 10 TO 12 | 112 sqm | S$878,000 | S$7,839 psm | ×0.996 | S$7,808 psm |
| Nov 2025 | Blk 315B | 16 TO 18 | 113 sqm | S$965,000 | S$8,540 psm | ×0.996 | S$8,506 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.
4.98% gross yield
S$43,200 of rent a year against the estimate above · 0.62 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 blocks. This town has too few such blocks to measure on its own.
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 | 265B | 5 ROOM | S$3,300 |
| Jul 2026 | 266A | 5 ROOM | S$3,800 |
| Jun 2026 | 316C | 5 ROOM | S$3,600 |
| May 2026 | 316A | 5 ROOM | S$3,700 |
| May 2026 | 315A | 5 ROOM | S$3,650 |
| May 2026 | 316B | 5 ROOM | S$3,400 |
| May 2026 | 266D | 5 ROOM | S$3,100 |
| Apr 2026 | 316B | 5 ROOM | S$3,600 |
median of 14 HDB rental approvals for 5 ROOM on Punggol Way since 2025-10.
Buying or selling at S$867,678?
Buying: Stamp duty on S$867,678 · Cash and CPF needed on S$867,678 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$867,678.
Each opens with this figure filled in; change anything there.
Primary schools near 316b 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
- Valour Primary School · 147 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 278 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 699 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 835 m · no 2025 Phase 2C ballot
1 to 2 km
- Northshore Primary School · 1,193 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,338 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,478 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,525 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,708 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,800 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,865 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau 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 |
|---|---|---|---|---|
| Aug 2026 | Blk 316B · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 113 sqm | S$858,000 | S$7,593 psm |
| Dec 2024 | Blk 316B · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Sept 2024 | Blk 316B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$886,000 | S$7,841 psm |
| Sept 2024 | Blk 316B · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Jun 2024 | Blk 316B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Jan 2024 | Blk 316B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Nov 2023 | Blk 316B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$710,888 | S$7,644 psm |
| Mar 2023 | Blk 316B · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Dec 2022 | Blk 316B · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$838,000 | S$7,416 psm |
| Dec 2022 | Blk 316B · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Apr 2022 | Blk 316B · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Mar 2022 | Blk 316B · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Jan 2022 | Blk 316B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Dec 2021 | Blk 316B · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Dec 2021 | Blk 316B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Dec 2021 | Blk 316B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2021 | Blk 316B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$698,888 | S$6,185 psm |
| Oct 2021 | Blk 316B · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$728,000 | S$6,442 psm |
Showing 18 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 316B · 5 ROOM | S$3,400 | — |
| Apr 2026 | Blk 316B · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 316B · 5 ROOM | S$3,850 | — |
| Oct 2025 | Blk 316B · 5 ROOM | S$3,600 | — |
| Oct 2025 | Blk 316B · 4 ROOM | S$3,480 | — |
| Mar 2025 | Blk 316B · 4 ROOM | S$3,350 | — |
| May 2024 | Blk 316B · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 316B · 5 ROOM | S$3,900 | — |
| Oct 2023 | Blk 316B · 4 ROOM | S$3,100 | — |
| Feb 2023 | Blk 316B · 4 ROOM | S$4,200 | — |
| Oct 2021 | Blk 316B · 4 ROOM | S$1,400 | — |
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 89 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 | 84 years | S$814,681 | S$899,474 | S$974,148 | S$991,185 |
| 10 years | 79 years | S$761,455 | S$928,209 | S$1,088,725 | S$1,127,139 |
| 20 years | 69 years | S$689,379 | S$1,024,381 | S$1,409,309 | S$1,510,515 |
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.