Blk 665B Punggol Dr
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 665B | 10 TO 12 | 93 sqm | S$670,000 | S$7,204 psm | ×1.000 | S$7,204 psm |
| Aug 2026 | Blk 665B | 16 TO 18 | 93 sqm | S$735,000 | S$7,903 psm | ×1.000 | S$7,903 psm |
| Jun 2026 | Blk 665B | 04 TO 06 | 93 sqm | S$690,888 | S$7,429 psm | ×1.000 | S$7,429 psm |
| Nov 2025 | Blk 665B | 10 TO 12 | 93 sqm | S$728,000 | S$7,828 psm | ×0.996 | S$7,797 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.
5.42% gross yield
S$38,400 of rent a year against the estimate above · 0.29 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 114 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 | 619C | 4 ROOM | S$3,200 |
| Sept 2026 | 612D | 4 ROOM | S$3,200 |
| Sept 2026 | 665A | 4 ROOM | S$3,000 |
| Aug 2026 | 619B | 4 ROOM | S$3,700 |
| Aug 2026 | 678A | 4 ROOM | S$3,400 |
| Aug 2026 | 665C | 4 ROOM | S$3,200 |
| Aug 2026 | 635A | 4 ROOM | S$3,200 |
| Aug 2026 | 632B | 4 ROOM | S$3,200 |
median of 114 HDB rental approvals for 4 ROOM on Punggol Dr since 2025-10.
Buying or selling at S$708,014?
Buying: Stamp duty on S$708,014 · Cash and CPF needed on S$708,014 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$708,014.
Each opens with this figure filled in; change anything there.
Primary schools near 665b 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 · 206 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 403 m · no 2025 Phase 2C ballot
- Waterway Primary School · 491 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 585 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 670 m · no 2025 Phase 2C ballot
- Mee Toh School · 952 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,330 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,668 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,691 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,891 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 665B · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Aug 2026 | Blk 665B · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 93 sqm | S$735,000 | S$7,903 psm |
| Jun 2026 | Blk 665B · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 93 sqm | S$690,888 | S$7,429 psm |
| Mar 2026 | Blk 665B · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Nov 2025 | Blk 665B · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Sept 2025 | Blk 665B · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Dec 2023 | Blk 665B · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 113 sqm | S$780,000 | S$6,903 psm |
| May 2023 | Blk 665B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$650,888 | S$6,999 psm |
| May 2023 | Blk 665B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Mar 2023 | Blk 665B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$772,000 | S$6,832 psm |
| Jul 2022 | Blk 665B · 5 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Jul 2022 | Blk 665B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 93 sqm | S$620,888 | S$6,676 psm |
| Apr 2022 | Blk 665B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Feb 2022 | Blk 665B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Oct 2021 | Blk 665B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left excluded: outlier | 113 sqm | S$568,000 | S$5,027 psm |
Showing 15 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 665B · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 665B · 5 ROOM | S$3,800 | — |
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 88 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 | 83 years | S$664,769 | S$733,959 | S$794,891 | S$808,793 |
| 10 years | 78 years | S$621,336 | S$757,406 | S$888,384 | S$919,730 |
| 20 years | 68 years | S$562,524 | S$835,881 | S$1,149,977 | S$1,232,559 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.