Blk 638B Punggol Dr
Project page · 99-year lease from 2005
Based on 3 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 638B | 01 TO 03 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Jun 2026 | Blk 638B | 04 TO 06 | 112 sqm | S$702,888 | S$6,276 psm | ×1.000 | S$6,276 psm |
| Apr 2026 | Blk 638B | 13 TO 15 | 110 sqm | S$700,000 | S$6,364 psm | ×1.000 | S$6,364 psm |
How accurate is this estimate for Punggol Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 210 sales in Punggol Dr since.
- Median error
- 3.3%
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.
5.65% gross yield
S$39,000 of rent a year against the estimate above · 0.43 points below flats like it
Homes like this rent for about S$3,250 a month, the middle of 89 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 617C | 5 ROOM | S$4,200 |
| Sept 2026 | 677D | 5 ROOM | S$3,500 |
| Sept 2026 | 642A | 5 ROOM | S$3,500 |
| Sept 2026 | 638A | 5 ROOM | S$3,400 |
| Sept 2026 | 638B | 5 ROOM | S$3,200 |
| Sept 2026 | 638A | 5 ROOM | S$2,900 |
| Aug 2026 | 677D | 5 ROOM | S$3,550 |
| Aug 2026 | 642B | 5 ROOM | S$3,500 |
median of 89 HDB rental approvals for 5 ROOM on Punggol Dr since 2025-10.
Buying or selling at S$690,337?
Buying: Stamp duty on S$690,337 · Cash and CPF needed on S$690,337 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$690,337.
Each opens with this figure filled in; change anything there.
Primary schools near 638b Punggol Dr
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
- Horizon Primary School · 130 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 274 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 432 m · no 2025 Phase 2C ballot
- Oasis Primary School · 646 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 753 m · no 2025 Phase 2C ballot
- Mee Toh School · 834 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol View Primary School · 1,184 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,272 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,800 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,880 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,946 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 638B · 5 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 110 sqm | S$650,000 | S$5,909 psm |
| Jun 2026 | Blk 638B · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 112 sqm | S$702,888 | S$6,276 psm |
| Apr 2026 | Blk 638B · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 110 sqm | S$700,000 | S$6,364 psm |
| Mar 2026 | Blk 638B · 4 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 90 sqm | S$580,000 | S$6,444 psm |
| May 2025 | Blk 638B · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 110 sqm | S$696,000 | S$6,327 psm |
| Aug 2024 | Blk 638B · 5 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 112 sqm | S$660,000 | S$5,893 psm |
| Aug 2024 | Blk 638B · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 111 sqm | S$648,888 | S$5,846 psm |
| May 2024 | Blk 638B · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 110 sqm | S$636,000 | S$5,782 psm |
| Nov 2023 | Blk 638B · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 111 sqm | S$602,000 | S$5,423 psm |
| Oct 2023 | Blk 638B · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 111 sqm | S$595,000 | S$5,360 psm |
| Aug 2023 | Blk 638B · 4 ROOM · 13 TO 15 · Premium Apartment · 81 years left | 90 sqm | S$550,000 | S$6,111 psm |
| Mar 2023 | Blk 638B · 5 ROOM · 13 TO 15 · Premium Apartment · 81 years left | 110 sqm | S$604,888 | S$5,499 psm |
| Apr 2022 | Blk 638B · 4 ROOM · 04 TO 06 · Premium Apartment · 82 years left | 90 sqm | S$460,000 | S$5,111 psm |
| Mar 2022 | Blk 638B · 4 ROOM · 04 TO 06 · Premium Apartment · 82 years left | 90 sqm | S$440,000 | S$4,889 psm |
| Dec 2021 | Blk 638B · 5 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 110 sqm | S$525,000 | S$4,773 psm |
| Nov 2021 | Blk 638B · 5 ROOM · 13 TO 15 · Premium Apartment · 82 years left | 110 sqm | S$518,000 | S$4,709 psm |
| Nov 2021 | Blk 638B · 5 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 110 sqm | S$492,000 | S$4,473 psm |
Showing 17 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 638B · 5 ROOM | S$3,200 | — |
| Aug 2026 | Blk 638B · 5 ROOM | S$3,300 | — |
| Jul 2026 | Blk 638B · 5 ROOM | S$3,000 | — |
| Oct 2025 | Blk 638B · 5 ROOM | S$3,200 | — |
| Aug 2025 | Blk 638B · 5 ROOM | S$3,300 | — |
| May 2025 | Blk 638B · 5 ROOM | S$3,200 | — |
| Oct 2024 | Blk 638B · 5 ROOM | S$3,100 | — |
| Sept 2024 | Blk 638B · 5 ROOM | S$3,000 | — |
| Aug 2024 | Blk 638B · 5 ROOM | S$3,680 | — |
| Jan 2024 | Blk 638B · 5 ROOM | S$2,150 | — |
| Aug 2023 | Blk 638B · 5 ROOM | S$3,300 | — |
| Jul 2023 | Blk 638B · 5 ROOM | S$3,880 | — |
| Jul 2023 | Blk 638B · 5 ROOM | S$3,800 | — |
| Sept 2022 | Blk 638B · 5 ROOM | S$3,000 | — |
| Sept 2022 | Blk 638B · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 638B · 5 ROOM | S$2,300 | — |
| Mar 2022 | Blk 638B · 5 ROOM | S$2,050 | — |
| Feb 2022 | Blk 638B · 5 ROOM | S$2,650 | — |
| Jan 2022 | Blk 638B · 5 ROOM | S$2,100 | — |
| Nov 2021 | Blk 638B · 5 ROOM | S$1,850 | — |
| Jul 2021 | Blk 638B · 5 ROOM | S$2,550 | — |
| Jul 2021 | Blk 638B · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 638B · 5 ROOM | S$2,050 | — |
| Feb 2021 | Blk 638B · 5 ROOM | S$1,900 | — |
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 77 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 | 72 years | S$651,504 | S$719,313 | S$779,030 | S$792,654 |
| 10 years | 67 years | S$624,992 | S$761,862 | S$893,612 | S$925,141 |
| 20 years | 57 years | S$584,163 | S$868,036 | S$1,194,214 | S$1,279,973 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.