Blk 603B Punggol Rd
Project page · 99-year lease from 2012
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 603B | 04 TO 06 | 93 sqm | S$638,000 | S$6,860 psm | ×1.000 | S$6,860 psm |
| Jan 2026 | Blk 603B | 01 TO 03 | 93 sqm | S$608,000 | S$6,538 psm | ×0.997 | S$6,518 psm |
| Jan 2026 | Blk 603B | 07 TO 09 | 93 sqm | S$628,888 | S$6,762 psm | ×0.997 | S$6,742 psm |
| Dec 2025 | Blk 603B | 04 TO 06 | 92 sqm | S$635,000 | S$6,902 psm | ×0.996 | S$6,875 psm |
How accurate is this estimate for Punggol Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 34 sales in Punggol Rd since.
- Median error
- 3.1%
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.
6.07% gross yield
S$38,400 of rent a year against the estimate above · 0.37 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 50 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 604B | 4 ROOM | S$3,400 |
| Sept 2026 | 305B | 4 ROOM | S$3,350 |
| Sept 2026 | 603B | 4 ROOM | S$3,300 |
| Sept 2026 | 603B | 4 ROOM | S$3,100 |
| Aug 2026 | 305B | 4 ROOM | S$3,400 |
| Aug 2026 | 604B | 4 ROOM | S$3,300 |
| Aug 2026 | 305A | 4 ROOM | S$3,300 |
| Aug 2026 | 195E | 4 ROOM | S$3,200 |
median of 50 HDB rental approvals for 4 ROOM on Punggol Rd since 2025-10.
Buying or selling at S$632,517?
Buying: Stamp duty on S$632,517 · Cash and CPF needed on S$632,517 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$632,517.
Each opens with this figure filled in; change anything there.
Primary schools near 603b Punggol Rd
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
- Edgefield Primary School · 251 m · no 2025 Phase 2C ballot
- Oasis Primary School · 263 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 342 m · no 2025 Phase 2C ballot
- Horizon Primary School · 547 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 808 m · no 2025 Phase 2C ballot
- Mee Toh School · 836 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol Green Primary School · 1,024 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,038 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 1,062 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Waterway Primary School · 1,114 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,300 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,432 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,652 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,725 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,728 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 603B · 4 ROOM · 04 TO 06 · Model A · 85 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Jan 2026 | Blk 603B · 4 ROOM · 07 TO 09 · Model A · 86 years left | 93 sqm | S$628,888 | S$6,762 psm |
| Jan 2026 | Blk 603B · 4 ROOM · 01 TO 03 · Model A · 86 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Dec 2025 | Blk 603B · 4 ROOM · 04 TO 06 · Model A · 86 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jul 2025 | Blk 603B · 4 ROOM · 13 TO 15 · Model A · 86 years left | 93 sqm | S$658,888 | S$7,085 psm |
| Jul 2025 | Blk 603B · 4 ROOM · 01 TO 03 · Model A · 86 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2025 | Blk 603B · 4 ROOM · 10 TO 12 · Model A · 86 years left | 93 sqm | S$678,888 | S$7,300 psm |
| Oct 2024 | Blk 603B · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jul 2024 | Blk 603B · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Jul 2024 | Blk 603B · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Apr 2024 | Blk 603B · 4 ROOM · 07 TO 09 · Model A · 87 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Mar 2024 | Blk 603B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Feb 2024 | Blk 603B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jan 2024 | Blk 603B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2024 | Blk 603B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Dec 2023 | Blk 603B · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Sept 2023 | Blk 603B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Aug 2023 | Blk 603B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jul 2023 | Blk 603B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$522,000 | S$5,674 psm |
| Apr 2023 | Blk 603B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Mar 2023 | Blk 603B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Aug 2022 | Blk 603B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$553,000 | S$6,011 psm |
| Mar 2022 | Blk 603B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Jan 2022 | Blk 603B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$485,000 | S$5,215 psm |
Showing 24 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 603B · 4 ROOM | S$3,300 | — |
| Sept 2026 | Blk 603B · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 603B · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 603B · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 603B · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 603B · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 603B · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 603B · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 603B · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 603B · 4 ROOM | S$3,050 | — |
| Jul 2024 | Blk 603B · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 603B · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 603B · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 603B · 4 ROOM | S$3,400 | — |
| Feb 2023 | Blk 603B · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 603B · 4 ROOM | S$3,600 | — |
| May 2022 | Blk 603B · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 603B · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 603B · 4 ROOM | S$1,700 | — |
| Feb 2021 | Blk 603B · 4 ROOM | S$1,800 | — |
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 84 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 | 79 years | S$591,192 | S$652,724 | S$706,913 | S$719,276 |
| 10 years | 74 years | S$557,936 | S$680,121 | S$797,735 | S$825,882 |
| 20 years | 64 years | S$518,521 | S$770,495 | S$1,060,021 | S$1,136,144 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.