Blk 327B Sumang Walk
Project page · 99-year lease from 2018
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 256C | 13 TO 15 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Jun 2026 | Blk 327A | 04 TO 06 | 47 sqm | S$365,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Jun 2026 | Blk 327A | 19 TO 21 | 47 sqm | S$411,000 | S$8,745 psm | ×1.000 | S$8,745 psm |
| Jun 2026 | Blk 327B | 07 TO 09 | 47 sqm | S$395,000 | S$8,404 psm | ×1.000 | S$8,404 psm |
| May 2026 | Blk 327C | 13 TO 15 | 47 sqm | S$406,888 | S$8,657 psm | ×1.000 | S$8,657 psm |
| May 2026 | Blk 327B | 16 TO 18 | 47 sqm | S$408,000 | S$8,681 psm | ×1.000 | S$8,681 psm |
| May 2026 | Blk 327A | 13 TO 15 | 47 sqm | S$393,000 | S$8,362 psm | ×1.000 | S$8,362 psm |
| Apr 2026 | Blk 256A | 04 TO 06 | 47 sqm | S$385,000 | S$8,191 psm | ×1.000 | S$8,191 psm |
| Mar 2026 | Blk 256C | 01 TO 03 | 47 sqm | S$365,000 | S$7,766 psm | ×0.997 | S$7,743 psm |
| Feb 2026 | Blk 326C | 07 TO 09 | 47 sqm | S$400,000 | S$8,511 psm | ×0.997 | S$8,486 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.
7.16% gross yield
S$28,200 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$2,350 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 |
|---|---|---|---|
| Aug 2026 | 327B | 2 ROOM | S$2,550 |
| Aug 2026 | 327C | 2 ROOM | S$2,500 |
| Aug 2026 | 327B | 2 ROOM | S$2,400 |
| Aug 2026 | 327A | 2 ROOM | S$2,400 |
| Jul 2026 | 256A | 2 ROOM | S$2,300 |
| Jun 2026 | 326C | 2 ROOM | S$1,200 |
| Mar 2026 | 327C | 2 ROOM | S$2,500 |
| Feb 2026 | 327A | 2 ROOM | S$2,000 |
median of 14 HDB rental approvals for 2 ROOM on Sumang Walk since 2025-10.
Buying or selling at S$394,000?
Buying: Stamp duty on S$394,000 · Cash and CPF needed on S$394,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$394,000.
Each opens with this figure filled in; change anything there.
Primary schools near 327b 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 · 20 m · no 2025 Phase 2C ballot
- Valour Primary School · 511 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 793 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,066 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 1,470 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,486 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Horizon Primary School · 1,940 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 327B · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$395,000 | S$8,404 psm |
| May 2026 | Blk 327B · 2 ROOM · 16 TO 18 · Model A · 92 years left | 47 sqm | S$408,000 | S$8,681 psm |
| Jul 2025 | Blk 327B · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$388,000 | S$8,255 psm |
| Jul 2025 | Blk 327B · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jan 2025 | Blk 327B · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Dec 2024 | Blk 327B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Dec 2024 | Blk 327B · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Nov 2024 | Blk 327B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Nov 2024 | Blk 327B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Oct 2024 | Blk 327B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Sept 2024 | Blk 327B · 2 ROOM · 04 TO 06 · Model A · 93 years left | 47 sqm | S$350,000 | S$7,447 psm |
| May 2024 | Blk 327B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$508,888 | S$7,484 psm |
| Apr 2024 | Blk 327B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Mar 2024 | Blk 327B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Jan 2024 | Blk 327B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jul 2023 | Blk 327B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jun 2023 | Blk 327B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$365,000 | S$7,766 psm |
| May 2023 | Blk 327B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$358,000 | S$7,617 psm |
| May 2023 | Blk 327B · 2 ROOM · 10 TO 12 · 2-room · 95 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Mar 2023 | Blk 327B · 2 ROOM · 19 TO 21 · Model A · 95 years left | 47 sqm | S$362,000 | S$7,702 psm |
| Mar 2023 | Blk 327B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Feb 2023 | Blk 327B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Jan 2023 | Blk 327B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jan 2023 | Blk 327B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$353,000 | S$7,511 psm |
| Jan 2023 | Blk 327B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$338,888 | S$7,210 psm |
| Jan 2023 | Blk 327B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Dec 2022 | Blk 327B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Nov 2022 | Blk 327B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$341,000 | S$7,255 psm |
| Nov 2022 | Blk 327B · 2 ROOM · 19 TO 21 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 327B · 2 ROOM | S$2,550 | — |
| Aug 2026 | Blk 327B · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 327B · 2 ROOM | S$2,200 | — |
| Oct 2025 | Blk 327B · 2 ROOM | S$2,500 | — |
| Sept 2025 | Blk 327B · 2 ROOM | S$2,500 | — |
| Jul 2025 | Blk 327B · 2 ROOM | S$2,700 | — |
| Jul 2025 | Blk 327B · 2 ROOM | S$2,550 | — |
| Mar 2025 | Blk 327B · 2 ROOM | S$2,200 | — |
| Feb 2025 | Blk 327B · 2 ROOM | S$2,950 | — |
| Aug 2024 | Blk 327B · 3 ROOM | S$2,900 | — |
| Aug 2024 | Blk 327B · 2 ROOM | S$2,600 | — |
| Jul 2024 | Blk 327B · 2 ROOM | S$2,550 | — |
| Apr 2024 | Blk 327B · 2 ROOM | S$2,650 | — |
| Mar 2024 | Blk 327B · 2 ROOM | S$2,700 | — |
| Dec 2023 | Blk 327B · 2 ROOM | S$2,100 | — |
| Aug 2023 | Blk 327B · 2 ROOM | S$1,500 | — |
| May 2023 | Blk 327B · 2 ROOM | S$2,900 | — |
| Mar 2023 | Blk 327B · 2 ROOM | S$3,150 | — |
| Feb 2023 | Blk 327B · 2 ROOM | S$3,000 | — |
| Feb 2023 | Blk 327B · 2 ROOM | S$500 | — |
| Jan 2023 | Blk 327B · 2 ROOM | S$2,600 | — |
| Nov 2022 | Blk 327B · 2 ROOM | S$1,100 | — |
| Sept 2022 | Blk 327B · 2 ROOM | S$2,600 | — |
| Sept 2022 | Blk 327B · 2 ROOM | S$500 | — |
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 90 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 | 85 years | S$374,576 | S$413,562 | S$447,896 | S$455,729 |
| 10 years | 80 years | S$351,697 | S$428,717 | S$502,856 | S$520,598 |
| 20 years | 70 years | S$310,228 | S$460,983 | S$634,204 | S$679,748 |
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.