Blk 604B Punggol Rd
Project page · 99-year lease from 2012
Based on 30 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 195D | 16 TO 18 | 90 sqm | S$645,000 | S$7,167 psm | ×1.000 | S$7,167 psm |
| Sept 2026 | Blk 305A | 07 TO 09 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Sept 2026 | Blk 603C | 04 TO 06 | 92 sqm | S$658,000 | S$7,152 psm | ×1.000 | S$7,152 psm |
| Jul 2026 | Blk 195B | 10 TO 12 | 90 sqm | S$631,888 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Jul 2026 | Blk 603B | 04 TO 06 | 93 sqm | S$638,000 | S$6,860 psm | ×1.000 | S$6,860 psm |
| Jul 2026 | Blk 604C | 13 TO 15 | 92 sqm | S$680,000 | S$7,391 psm | ×1.000 | S$7,391 psm |
| Jun 2026 | Blk 195A | 01 TO 03 | 90 sqm | S$600,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jun 2026 | Blk 305A | 10 TO 12 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Jun 2026 | Blk 305A | 07 TO 09 | 95 sqm | S$728,000 | S$7,663 psm | ×1.000 | S$7,663 psm |
| Jun 2026 | Blk 305B | 10 TO 12 | 93 sqm | S$741,000 | S$7,968 psm | ×1.000 | S$7,968 psm |
| May 2026 | Blk 305B | 07 TO 09 | 92 sqm | S$710,000 | S$7,717 psm | ×1.000 | S$7,717 psm |
| May 2026 | Blk 195C | 01 TO 03 | 90 sqm | S$568,000 | S$6,311 psm | ×1.000 | S$6,311 psm |
| May 2026 | Blk 195E | 04 TO 06 | 90 sqm | S$612,888 | S$6,810 psm | ×1.000 | S$6,810 psm |
| Apr 2026 | Blk 603C | 07 TO 09 | 92 sqm | S$670,000 | S$7,283 psm | ×1.000 | S$7,283 psm |
| Apr 2026 | Blk 603A | 01 TO 03 | 93 sqm | S$575,000 | S$6,183 psm | ×1.000 | S$6,183 psm |
| Mar 2026 | Blk 195A | 13 TO 15 | 90 sqm | S$645,000 | S$7,167 psm | ×0.997 | S$7,146 psm |
| Mar 2026 | Blk 603A | 07 TO 09 | 92 sqm | S$675,000 | S$7,337 psm | ×0.997 | S$7,315 psm |
| Mar 2026 | Blk 604A | 13 TO 15 | 93 sqm | S$675,000 | S$7,258 psm | ×0.997 | S$7,237 psm |
| Mar 2026 | Blk 305B | 07 TO 09 | 96 sqm | S$678,888 | S$7,072 psm | ×0.997 | S$7,051 psm |
| Feb 2026 | Blk 305A | 04 TO 06 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Feb 2026 | Blk 195C | 04 TO 06 | 90 sqm | S$577,000 | S$6,411 psm | ×0.997 | S$6,392 psm |
| Jan 2026 | Blk 195D | 01 TO 03 | 90 sqm | S$603,000 | S$6,700 psm | ×0.997 | S$6,680 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 604A | 10 TO 12 | 92 sqm | S$690,000 | S$7,500 psm | ×0.997 | S$7,478 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 195B | 13 TO 15 | 90 sqm | S$638,000 | S$7,089 psm | ×0.996 | S$7,061 psm |
| Dec 2025 | Blk 195B | 07 TO 09 | 90 sqm | S$625,888 | S$6,954 psm | ×0.996 | S$6,927 psm |
| Dec 2025 | Blk 603B | 04 TO 06 | 92 sqm | S$635,000 | S$6,902 psm | ×0.996 | S$6,875 psm |
| Dec 2025 | Blk 604A | 07 TO 09 | 92 sqm | S$672,000 | S$7,304 psm | ×0.996 | S$7,276 psm |
| Nov 2025 | Blk 604A | 07 TO 09 | 92 sqm | S$685,000 | S$7,446 psm | ×0.996 | S$7,416 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.
5.84% gross yield
S$38,400 of rent a year against the estimate above · 0.13 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$657,694?
Buying: Stamp duty on S$657,694 · Cash and CPF needed on S$657,694 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$657,694.
Each opens with this figure filled in; change anything there.
Primary schools near 604b 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
- Punggol View Primary School · 194 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 298 m · no 2025 Phase 2C ballot
- Oasis Primary School · 364 m · no 2025 Phase 2C ballot
- Horizon Primary School · 696 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 894 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mee Toh School · 929 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,103 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,154 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,260 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,396 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,547 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,740 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,772 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 604B · 4 ROOM · 16 TO 18 · Model A · 86 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Aug 2024 | Blk 604B · 4 ROOM · 01 TO 03 · Model A · 87 years left | 92 sqm | S$598,000 | S$6,500 psm |
| Jun 2024 | Blk 604B · 4 ROOM · 07 TO 09 · Model A · 87 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Apr 2024 | Blk 604B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Sept 2023 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Aug 2023 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$606,888 | S$6,597 psm |
| Jul 2022 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Jan 2022 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Dec 2021 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$478,000 | S$5,196 psm |
| Nov 2021 | Blk 604B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$520,000 | S$5,652 psm |
Showing 10 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 604B · 4 ROOM | S$3,400 | — |
| Aug 2026 | Blk 604B · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 604B · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 604B · 4 ROOM | S$3,300 | — |
| Oct 2024 | Blk 604B · 4 ROOM | S$3,300 | — |
| Oct 2024 | Blk 604B · 4 ROOM | S$3,200 | — |
| Feb 2024 | Blk 604B · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 604B · 4 ROOM | S$3,200 | — |
| Apr 2022 | Blk 604B · 4 ROOM | S$3,200 | — |
| Jan 2022 | Blk 604B · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 604B · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 604B · 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$614,724 | S$678,705 | S$735,051 | S$747,906 |
| 10 years | 74 years | S$580,145 | S$707,193 | S$829,489 | S$858,756 |
| 20 years | 64 years | S$539,161 | S$801,164 | S$1,102,215 | S$1,181,367 |
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.