Blk 167C Punggol East
Project page · 99-year lease from 2009
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 168A | 07 TO 09 | 92 sqm | S$640,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Aug 2026 | Blk 659A | 10 TO 12 | 93 sqm | S$638,888 | S$6,870 psm | ×1.000 | S$6,870 psm |
| Jul 2026 | Blk 168B | 10 TO 12 | 92 sqm | S$635,000 | S$6,902 psm | ×1.000 | S$6,902 psm |
| Jul 2026 | Blk 167C | 07 TO 09 | 92 sqm | S$590,000 | S$6,413 psm | ×1.000 | S$6,413 psm |
| Feb 2026 | Blk 167A | 13 TO 15 | 92 sqm | S$640,000 | S$6,957 psm | ×0.997 | S$6,936 psm |
| Feb 2026 | Blk 168B | 04 TO 06 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Jan 2026 | Blk 167B | 04 TO 06 | 92 sqm | S$605,000 | S$6,576 psm | ×0.997 | S$6,557 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.
6.08% gross yield
S$38,400 of rent a year against the estimate above · 0.38 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 24 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 |
|---|---|---|---|
| Aug 2026 | 167A | 4 ROOM | S$3,300 |
| Aug 2026 | 167C | 4 ROOM | S$3,250 |
| Aug 2026 | 167A | 4 ROOM | S$3,200 |
| Aug 2026 | 167B | 4 ROOM | S$2,600 |
| Jul 2026 | 167B | 4 ROOM | S$1,800 |
| Jun 2026 | 167B | 4 ROOM | S$3,350 |
| Jun 2026 | 167A | 4 ROOM | S$3,200 |
| Jun 2026 | 167D | 4 ROOM | S$3,050 |
median of 24 HDB rental approvals for 4 ROOM on Punggol East since 2025-10.
Buying or selling at S$632,018?
Buying: Stamp duty on S$632,018 · Cash and CPF needed on S$632,018 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$632,018.
Each opens with this figure filled in; change anything there.
Primary schools near 167c 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
- Greendale Primary School · 216 m · no 2025 Phase 2C ballot
- Mee Toh School · 522 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 546 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 608 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,048 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 1,134 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,375 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,524 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,702 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,922 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 167C · 4 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Sept 2025 | Blk 167C · 4 ROOM · 07 TO 09 · Premium Apartment · 83 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Aug 2024 | Blk 167C · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Jan 2024 | Blk 167C · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Aug 2023 | Blk 167C · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Jun 2023 | Blk 167C · 4 ROOM · 13 TO 15 · Premium Apartment · 85 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Feb 2023 | Blk 167C · 4 ROOM · 16 TO 18 · Premium Apartment · 85 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Jan 2023 | Blk 167C · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 92 sqm | S$516,888 | S$5,618 psm |
| Nov 2022 | Blk 167C · 4 ROOM · 01 TO 03 · Premium Apartment · 85 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Sept 2022 | Blk 167C · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Jun 2022 | Blk 167C · 4 ROOM · 01 TO 03 · Premium Apartment · 86 years left excluded: outlier | 92 sqm | S$435,000 | S$4,728 psm |
| Oct 2021 | Blk 167C · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 92 sqm | S$480,000 | S$5,217 psm |
Showing 12 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 167C · 4 ROOM | S$3,250 | — |
| Jan 2026 | Blk 167C · 4 ROOM | S$3,250 | — |
| Oct 2025 | Blk 167C · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 167C · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 167C · 4 ROOM | S$2,950 | — |
| Nov 2024 | Blk 167C · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 167C · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 167C · 4 ROOM | S$3,550 | — |
| Jul 2023 | Blk 167C · 4 ROOM | S$2,950 | — |
| May 2023 | Blk 167C · 4 ROOM | S$3,600 | — |
| Dec 2022 | Blk 167C · 4 ROOM | S$2,600 | — |
| Aug 2022 | Blk 167C · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 167C · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 167C · 4 ROOM | S$2,450 | — |
| Aug 2021 | Blk 167C · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 167C · 4 ROOM | S$1,700 | — |
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 81 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 | 76 years | S$590,726 | S$652,209 | S$706,355 | S$718,708 |
| 10 years | 71 years | S$557,496 | S$679,585 | S$797,106 | S$825,230 |
| 20 years | 61 years | S$518,112 | S$769,887 | S$1,059,185 | S$1,135,247 |
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.