Blk 325B Sumang Walk
Project page · 99-year lease from 2020
Based on 34 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 217A | 07 TO 09 | 92 sqm | S$635,000 | S$6,902 psm | ×1.000 | S$6,902 psm |
| 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 |
| Sept 2026 | Blk 322D | 19 TO 21 | 96 sqm | S$800,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Aug 2026 | Blk 217C | 07 TO 09 | 92 sqm | S$641,888 | S$6,977 psm | ×1.000 | S$6,977 psm |
| Aug 2026 | Blk 256A | 01 TO 03 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Aug 2026 | Blk 217B | 13 TO 15 | 92 sqm | S$690,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Aug 2026 | Blk 323D | 16 TO 18 | 93 sqm | S$700,000 | S$7,527 psm | ×1.000 | S$7,527 psm |
| Aug 2026 | Blk 256A | 13 TO 15 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Jul 2026 | Blk 323D | 19 TO 21 | 93 sqm | S$733,000 | S$7,882 psm | ×1.000 | S$7,882 psm |
| Jul 2026 | Blk 325A | 10 TO 12 | 96 sqm | S$750,000 | S$7,813 psm | ×1.000 | S$7,813 psm |
| Jul 2026 | Blk 322B | 07 TO 09 | 93 sqm | S$683,888 | S$7,354 psm | ×1.000 | S$7,354 psm |
| Jul 2026 | Blk 256C | 01 TO 03 | 93 sqm | S$615,000 | S$6,613 psm | ×1.000 | S$6,613 psm |
| Jun 2026 | Blk 256D | 10 TO 12 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| May 2026 | Blk 217B | 01 TO 03 | 92 sqm | S$608,888 | S$6,618 psm | ×1.000 | S$6,618 psm |
| Apr 2026 | Blk 217A | 07 TO 09 | 92 sqm | S$650,000 | S$7,065 psm | ×1.000 | S$7,065 psm |
| Apr 2026 | Blk 323A | 01 TO 03 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Apr 2026 | Blk 322D | 04 TO 06 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Apr 2026 | Blk 256A | 13 TO 15 | 93 sqm | S$715,000 | S$7,688 psm | ×1.000 | S$7,688 psm |
| Apr 2026 | Blk 256B | 13 TO 15 | 93 sqm | S$718,000 | S$7,720 psm | ×1.000 | S$7,720 psm |
| Mar 2026 | Blk 217D | 01 TO 03 | 92 sqm | S$600,000 | S$6,522 psm | ×0.997 | S$6,503 psm |
| Feb 2026 | Blk 322A | 16 TO 18 | 93 sqm | S$757,000 | S$8,140 psm | ×0.997 | S$8,116 psm |
| Feb 2026 | Blk 323C | 04 TO 06 | 93 sqm | S$663,000 | S$7,129 psm | ×0.997 | S$7,108 psm |
| Feb 2026 | Blk 323A | 01 TO 03 | 93 sqm | S$610,888 | S$6,569 psm | ×0.997 | S$6,549 psm |
| Jan 2026 | Blk 256A | 04 TO 06 | 93 sqm | S$660,000 | S$7,097 psm | ×0.997 | S$7,076 psm |
| Jan 2026 | Blk 323B | 04 TO 06 | 93 sqm | S$680,000 | S$7,312 psm | ×0.997 | S$7,290 psm |
| Jan 2026 | Blk 256A | 16 TO 18 | 93 sqm | S$728,888 | S$7,838 psm | ×0.997 | S$7,814 psm |
| Jan 2026 | Blk 323A | 16 TO 18 | 93 sqm | S$735,000 | S$7,903 psm | ×0.997 | S$7,880 psm |
| Jan 2026 | Blk 217C | 07 TO 09 | 92 sqm | S$620,000 | S$6,739 psm | ×0.997 | S$6,719 psm |
| Jan 2026 | Blk 256D | 13 TO 15 | 93 sqm | S$700,000 | S$7,527 psm | ×0.997 | S$7,505 psm |
| Jan 2026 | Blk 323A | 07 TO 09 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Dec 2025 | Blk 322A | 07 TO 09 | 93 sqm | S$685,000 | S$7,366 psm | ×0.996 | S$7,337 psm |
| Dec 2025 | Blk 322A | 04 TO 06 | 93 sqm | S$676,000 | S$7,269 psm | ×0.996 | S$7,240 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.
5.90% gross yield
S$39,600 of rent a year against the estimate above · 0.57 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$670,684?
Buying: Stamp duty on S$670,684 · Cash and CPF needed on S$670,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$670,684.
Each opens with this figure filled in; change anything there.
Primary schools near 325b 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 · 113 m · no 2025 Phase 2C ballot
- Valour Primary School · 600 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 864 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol View Primary School · 1,100 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,159 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,672 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,676 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,986 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 325B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 116 sqm | S$875,000 | S$7,543 psm |
| Feb 2026 | Blk 325B · 3 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 68 sqm | S$590,000 | S$8,676 psm |
| Dec 2025 | Blk 325B · 3 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 68 sqm | S$578,000 | S$8,500 psm |
| Nov 2025 | Blk 325B · 3 ROOM · 22 TO 24 · Premium Apartment · 93 years left excluded: outlier | 68 sqm | S$630,000 | S$9,265 psm |
| Jul 2025 | Blk 325B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 116 sqm | S$920,000 | S$7,931 psm |
| May 2025 | Blk 325B · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 116 sqm | S$840,000 | S$7,241 psm |
| Apr 2025 | Blk 325B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jan 2025 | Blk 325B · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 116 sqm | S$925,000 | S$7,974 psm |
| Jan 2025 | Blk 325B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$565,000 | S$8,309 psm |
| Jan 2025 | Blk 325B · 3 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Dec 2024 | Blk 325B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Nov 2024 | Blk 325B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 96 sqm | S$735,000 | S$7,656 psm |
| Nov 2024 | Blk 325B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Sept 2024 | Blk 325B · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$613,000 | S$6,591 psm |
| Aug 2024 | Blk 325B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 96 sqm | S$670,000 | S$6,979 psm |
| Jun 2024 | Blk 325B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| May 2024 | Blk 325B · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$690,000 | S$7,419 psm |
| May 2024 | Blk 325B · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 96 sqm | S$640,000 | S$6,667 psm |
| May 2024 | Blk 325B · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$512,000 | S$7,529 psm |
| Apr 2024 | Blk 325B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 116 sqm | S$870,000 | S$7,500 psm |
| Apr 2024 | Blk 325B · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Apr 2024 | Blk 325B · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 96 sqm | S$642,000 | S$6,688 psm |
| Apr 2024 | Blk 325B · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Mar 2024 | Blk 325B · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 93 sqm | S$712,000 | S$7,656 psm |
| Mar 2024 | Blk 325B · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Mar 2024 | Blk 325B · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Feb 2024 | Blk 325B · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 116 sqm | S$880,000 | S$7,586 psm |
| Feb 2024 | Blk 325B · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 96 sqm | S$710,000 | S$7,396 psm |
| Feb 2024 | Blk 325B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Feb 2024 | Blk 325B · 3 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Feb 2024 | Blk 325B · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 68 sqm | S$509,088 | S$7,487 psm |
| Jan 2024 | Blk 325B · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 116 sqm | S$893,000 | S$7,698 psm |
| Jan 2024 | Blk 325B · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 116 sqm | S$880,000 | S$7,586 psm |
| Jan 2024 | Blk 325B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 96 sqm | S$700,000 | S$7,292 psm |
| Dec 2023 | Blk 325B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 116 sqm | S$842,800 | S$7,266 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 325B · 5 ROOM | S$2,500 | — |
| Jul 2026 | Blk 325B · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 325B · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 325B · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 325B · 4 ROOM | S$3,830 | — |
| Sept 2024 | Blk 325B · 4 ROOM | S$4,000 | — |
| Aug 2024 | Blk 325B · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 325B · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 325B · 3 ROOM | S$2,200 | — |
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 92 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 | 87 years | S$637,620 | S$703,984 | S$762,429 | S$775,763 |
| 10 years | 82 years | S$598,675 | S$729,782 | S$855,983 | S$886,185 |
| 20 years | 72 years | S$528,084 | S$784,705 | S$1,079,571 | S$1,157,097 |
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.