Blk 678B Punggol Dr
Project page · 99-year lease from 2016
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 678B | 04 TO 06 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| May 2026 | Blk 678B | 10 TO 12 | 93 sqm | S$718,888 | S$7,730 psm | ×1.000 | S$7,730 psm |
| Dec 2025 | Blk 678B | 13 TO 15 | 93 sqm | S$745,000 | S$8,011 psm | ×0.996 | S$7,979 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.
5.33% gross yield
S$38,400 of rent a year against the estimate above · 0.38 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$720,000?
Buying: Stamp duty on S$720,000 · Cash and CPF needed on S$720,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$720,000.
Each opens with this figure filled in; change anything there.
Primary schools near 678b 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
- Oasis Primary School · 216 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 307 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 538 m · no 2025 Phase 2C ballot
- Horizon Primary School · 718 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Valour Primary School · 1,016 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 1,038 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,126 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,143 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,173 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,209 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,353 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,388 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,671 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 678B · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Jul 2026 | Blk 678B · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 93 sqm | S$720,000 | S$7,742 psm |
| May 2026 | Blk 678B · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 93 sqm | S$718,888 | S$7,730 psm |
| Dec 2025 | Blk 678B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Aug 2025 | Blk 678B · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$721,888 | S$7,762 psm |
| Jun 2025 | Blk 678B · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 113 sqm | S$878,000 | S$7,770 psm |
| Jun 2025 | Blk 678B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Jun 2025 | Blk 678B · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Feb 2025 | Blk 678B · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Dec 2024 | Blk 678B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Aug 2024 | Blk 678B · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$825,888 | S$7,309 psm |
| Aug 2024 | Blk 678B · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 93 sqm | S$707,000 | S$7,602 psm |
| Jul 2024 | Blk 678B · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 93 sqm | S$680,000 | S$7,312 psm |
| May 2024 | Blk 678B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Apr 2024 | Blk 678B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Mar 2024 | Blk 678B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$656,000 | S$7,054 psm |
| Feb 2024 | Blk 678B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$855,000 | S$7,566 psm |
| Jan 2024 | Blk 678B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$791,888 | S$7,008 psm |
| Jan 2024 | Blk 678B · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jan 2024 | Blk 678B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Dec 2023 | Blk 678B · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 113 sqm | S$748,000 | S$6,619 psm |
| Dec 2023 | Blk 678B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Nov 2023 | Blk 678B · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 113 sqm | S$788,888 | S$6,981 psm |
| Mar 2023 | Blk 678B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Aug 2022 | Blk 678B · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Jun 2022 | Blk 678B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Jun 2022 | Blk 678B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$618,888 | S$6,655 psm |
| Jun 2022 | Blk 678B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Mar 2022 | Blk 678B · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Mar 2022 | Blk 678B · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Dec 2021 | Blk 678B · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$700,000 | S$6,195 psm |
Showing 31 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 678B · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 678B · 5 ROOM | S$3,150 | — |
| Nov 2025 | Blk 678B · 5 ROOM | S$3,300 | — |
| Mar 2025 | Blk 678B · 5 ROOM | S$3,150 | — |
| Feb 2024 | Blk 678B · 4 ROOM | S$3,600 | — |
| Apr 2023 | Blk 678B · 4 ROOM | S$4,000 | — |
| Apr 2023 | Blk 678B · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 678B · 5 ROOM | S$3,500 | — |
| Sept 2022 | Blk 678B · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 678B · 4 ROOM | S$2,700 | — |
| Nov 2021 | Blk 678B · 5 ROOM | S$2,950 | — |
| Jul 2021 | Blk 678B · 4 ROOM | S$2,550 | — |
| Mar 2021 | Blk 678B · 5 ROOM | S$2,250 | — |
| Jan 2021 | Blk 678B · 4 ROOM | S$2,400 | — |
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$676,024 | S$746,385 | S$808,349 | S$822,486 |
| 10 years | 78 years | S$631,856 | S$770,229 | S$903,425 | S$935,301 |
| 20 years | 68 years | S$572,048 | S$850,033 | S$1,169,446 | S$1,253,427 |
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.