Blk 659B Punggol East
Project page · 99-year lease from 2018
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 658A | 10 TO 12 | 68 sqm | S$520,000 | S$7,647 psm | ×1.000 | S$7,647 psm |
| Mar 2026 | Blk 658A | 13 TO 15 | 68 sqm | S$530,000 | S$7,794 psm | ×0.997 | S$7,771 psm |
| Mar 2026 | Blk 659B | 07 TO 09 | 68 sqm | S$520,000 | S$7,647 psm | ×0.997 | S$7,625 psm |
How accurate is this estimate for Punggol East?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Punggol East 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.
7.38% gross yield
S$38,400 of rent a year against the estimate above · 1.44 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 |
|---|---|---|---|
| Feb 2026 | 659B | 3 ROOM | S$3,200 |
median of 1 HDB rental approvals for 3 ROOM on Punggol East since 2025-10.
Buying or selling at S$520,000?
Buying: Stamp duty on S$520,000 · Cash and CPF needed on S$520,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$520,000.
Each opens with this figure filled in; change anything there.
Primary schools near 659b Punggol East
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
- Waterway Primary School · 123 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 584 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 808 m · no 2025 Phase 2C ballot
- Oasis Primary School · 944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,199 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,238 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,545 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,712 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 659B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Feb 2026 | Blk 659B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$372,000 | S$7,915 psm |
| Oct 2025 | Blk 659B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Sept 2025 | Blk 659B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$566,000 | S$8,324 psm |
| Jun 2025 | Blk 659B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Jun 2025 | Blk 659B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Feb 2025 | Blk 659B · 2 ROOM · 07 TO 09 · 2-room · 93 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jan 2025 | Blk 659B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$691,000 | S$7,430 psm |
| Jan 2025 | Blk 659B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$558,000 | S$8,206 psm |
| Nov 2024 | Blk 659B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Nov 2024 | Blk 659B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$533,000 | S$7,838 psm |
| Jul 2024 | Blk 659B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$470,000 | S$6,912 psm |
| May 2024 | Blk 659B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Feb 2024 | Blk 659B · 2 ROOM · 04 TO 06 · 2-room · 94 years left | 47 sqm | S$335,888 | S$7,147 psm |
| Jan 2024 | Blk 659B · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Jan 2024 | Blk 659B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Jan 2024 | Blk 659B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$338,000 | S$7,191 psm |
| Sept 2023 | Blk 659B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$563,000 | S$6,054 psm |
| Aug 2023 | Blk 659B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jun 2023 | Blk 659B · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$330,000 | S$7,021 psm |
| May 2023 | Blk 659B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$536,000 | S$5,763 psm |
| May 2023 | Blk 659B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| May 2023 | Blk 659B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$323,000 | S$6,872 psm |
| Apr 2023 | Blk 659B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Apr 2023 | Blk 659B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$432,000 | S$6,353 psm |
| Apr 2023 | Blk 659B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Mar 2023 | Blk 659B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Mar 2023 | Blk 659B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Feb 2023 | Blk 659B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Feb 2023 | Blk 659B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Feb 2023 | Blk 659B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jan 2023 | Blk 659B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Jan 2023 | Blk 659B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$602,000 | S$6,473 psm |
| Jan 2023 | Blk 659B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2023 | Blk 659B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Nov 2022 | Blk 659B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$476,000 | S$7,000 psm |
| Nov 2022 | Blk 659B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$458,000 | S$6,735 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 659B · 2 ROOM | S$2,400 | — |
| Feb 2026 | Blk 659B · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 659B · 2 ROOM | S$2,400 | — |
| Oct 2025 | Blk 659B · 2 ROOM | S$2,200 | — |
| Dec 2024 | Blk 659B · 2 ROOM | S$2,400 | — |
| Sept 2024 | Blk 659B · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 659B · 2 ROOM | S$2,200 | — |
| Sept 2024 | Blk 659B · 2 ROOM | S$550 | — |
| Oct 2023 | Blk 659B · 3 ROOM | S$3,500 | — |
| Jul 2023 | Blk 659B · 3 ROOM | S$3,700 | — |
| May 2023 | Blk 659B · 3 ROOM | S$3,500 | — |
| Apr 2023 | Blk 659B · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 659B · 4 ROOM | S$3,800 | — |
| Jan 2023 | Blk 659B · 2 ROOM | S$2,600 | — |
| Nov 2022 | Blk 659B · 3 ROOM | S$3,500 | — |
| Nov 2022 | Blk 659B · 2 ROOM | S$2,400 | — |
| Oct 2022 | Blk 659B · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 659B · 2 ROOM | S$2,400 | — |
| Oct 2022 | Blk 659B · 2 ROOM | S$500 | — |
| Aug 2021 | Blk 659B · 2 ROOM | S$1,500 | — |
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$494,365 | S$545,818 | S$591,132 | S$601,470 |
| 10 years | 80 years | S$464,169 | S$565,820 | S$663,667 | S$687,084 |
| 20 years | 70 years | S$409,438 | S$608,404 | S$837,021 | S$897,129 |
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.