Blk 322B Sumang Walk
Project page · 99-year lease from 2019
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 322B | 07 TO 09 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| Sept 2026 | Blk 322B | 10 TO 12 | 93 sqm | S$658,000 | S$7,075 psm | ×1.000 | S$7,075 psm |
| Jul 2026 | Blk 322B | 07 TO 09 | 93 sqm | S$683,888 | S$7,354 psm | ×1.000 | S$7,354 psm |
| Dec 2025 | Blk 322B | 10 TO 12 | 93 sqm | S$700,000 | S$7,527 psm | ×0.996 | S$7,497 psm |
How accurate is this estimate for Sumang Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 86 sales in Sumang Walk since.
- Median error
- 2.9%
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.
5.86% gross yield
S$39,600 of rent a year against the estimate above · 0.53 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 322B | 4 ROOM | S$3,200 |
| Aug 2026 | 323C | 4 ROOM | S$3,700 |
| Aug 2026 | 217C | 4 ROOM | S$3,300 |
| Jul 2026 | 217C | 4 ROOM | S$3,500 |
| Jun 2026 | 256A | 4 ROOM | S$3,450 |
| Jun 2026 | 217A | 4 ROOM | S$3,400 |
| Jun 2026 | 217A | 4 ROOM | S$3,300 |
| May 2026 | 217A | 4 ROOM | S$2,200 |
median of 15 HDB rental approvals for 4 ROOM on Sumang Walk since 2025-10.
Buying or selling at S$675,944?
Buying: Stamp duty on S$675,944 · Cash and CPF needed on S$675,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,944.
Each opens with this figure filled in; change anything there.
Primary schools near 322b Sumang 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 Cove Primary School · 182 m · no 2025 Phase 2C ballot
- Valour Primary School · 393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 933 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,043 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northshore Primary School · 1,108 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,569 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,663 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,743 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,856 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 322B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Sept 2026 | Blk 322B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Jul 2026 | Blk 322B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$683,888 | S$7,354 psm |
| Dec 2025 | Blk 322B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jul 2025 | Blk 322B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 121 sqm | S$920,000 | S$7,603 psm |
| Jul 2025 | Blk 322B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$760,000 | S$8,172 psm |
| May 2025 | Blk 322B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 121 sqm | S$931,888 | S$7,702 psm |
| Feb 2025 | Blk 322B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 121 sqm | S$930,000 | S$7,686 psm |
| Jan 2025 | Blk 322B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Nov 2024 | Blk 322B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Oct 2024 | Blk 322B · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$738,000 | S$6,531 psm |
| Oct 2024 | Blk 322B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jun 2024 | Blk 322B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$692,888 | S$7,450 psm |
| Jun 2024 | Blk 322B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| May 2024 | Blk 322B · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 122 sqm | S$993,888 | S$8,147 psm |
| Feb 2024 | Blk 322B · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2023 | Blk 322B · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Oct 2023 | Blk 322B · 5 ROOM · 07 TO 09 · 3Gen · 95 years left | 123 sqm | S$880,000 | S$7,154 psm |
| Oct 2023 | Blk 322B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Sept 2023 | Blk 322B · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 113 sqm | S$899,999 | S$7,965 psm |
| Sept 2023 | Blk 322B · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 113 sqm | S$895,000 | S$7,920 psm |
| Sept 2023 | Blk 322B · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$688,000 | S$7,398 psm |
| Aug 2023 | Blk 322B · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$669,888 | S$7,203 psm |
| Aug 2023 | Blk 322B · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jul 2023 | Blk 322B · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jun 2023 | Blk 322B · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left excluded: outlier | 113 sqm | S$848,000 | S$7,504 psm |
| Jun 2023 | Blk 322B · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 93 sqm | S$688,888 | S$7,407 psm |
| Apr 2023 | Blk 322B · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left excluded: outlier | 113 sqm | S$838,000 | S$7,416 psm |
| Apr 2023 | Blk 322B · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 113 sqm | S$790,000 | S$6,991 psm |
| Mar 2023 | Blk 322B · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left excluded: outlier | 93 sqm | S$700,000 | S$7,527 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 322B · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 322B · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 322B · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 322B · 4 ROOM | S$3,200 | — |
| Feb 2023 | Blk 322B · 4 ROOM | S$3,600 | — |
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 91 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 | 86 years | S$642,621 | S$709,506 | S$768,408 | S$781,847 |
| 10 years | 81 years | S$603,370 | S$735,505 | S$862,696 | S$893,135 |
| 20 years | 71 years | S$532,226 | S$790,860 | S$1,088,038 | S$1,166,172 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.