Blk 169C Punggol Field
Project page · 99-year lease from 2014
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 169C | 07 TO 09 | 92 sqm | S$655,000 | S$7,120 psm | ×1.000 | S$7,120 psm |
| Mar 2026 | Blk 169C | 10 TO 12 | 92 sqm | S$658,000 | S$7,152 psm | ×0.997 | S$7,131 psm |
| Jan 2026 | Blk 169C | 04 TO 06 | 92 sqm | S$598,000 | S$6,500 psm | ×0.997 | S$6,481 psm |
| Jan 2026 | Blk 169C | 13 TO 15 | 92 sqm | S$665,000 | S$7,228 psm | ×0.997 | S$7,207 psm |
How accurate is this estimate for Punggol Field?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 161 sales in Punggol Field since.
- Median error
- 3.6%
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.
5.86% gross yield
S$38,400 of rent a year against the estimate above · 0.16 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 67 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 | 270B | 4 ROOM | S$3,700 |
| Sept 2026 | 173C | 4 ROOM | S$3,200 |
| Sept 2026 | 106C | 4 ROOM | S$3,100 |
| Sept 2026 | 169C | 4 ROOM | S$3,100 |
| Sept 2026 | 110C | 4 ROOM | S$3,000 |
| Sept 2026 | 169A | 4 ROOM | S$3,000 |
| Aug 2026 | 268D | 4 ROOM | S$3,600 |
| Aug 2026 | 270A | 4 ROOM | S$3,400 |
median of 67 HDB rental approvals for 4 ROOM on Punggol Field since 2025-10.
Buying or selling at S$655,529?
Buying: Stamp duty on S$655,529 · Cash and CPF needed on S$655,529 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$655,529.
Each opens with this figure filled in; change anything there.
Primary schools near 169c Punggol Field
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 · 246 m · no 2025 Phase 2C ballot
- Mee Toh School · 469 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 617 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 711 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rivervale Primary School · 988 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,194 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,280 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,552 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,622 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,740 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,905 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 169C · 4 ROOM · 07 TO 09 · Model A · 87 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Mar 2026 | Blk 169C · 4 ROOM · 10 TO 12 · Model A · 87 years left | 92 sqm | S$658,000 | S$7,152 psm |
| Jan 2026 | Blk 169C · 4 ROOM · 13 TO 15 · Model A · 87 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Jan 2026 | Blk 169C · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$598,000 | S$6,500 psm |
| Aug 2025 | Blk 169C · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Jan 2025 | Blk 169C · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Apr 2024 | Blk 169C · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Jan 2024 | Blk 169C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$573,000 | S$6,228 psm |
| Mar 2023 | Blk 169C · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Dec 2022 | Blk 169C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Sept 2022 | Blk 169C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Dec 2021 | Blk 169C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$478,000 | S$5,140 psm |
Showing 12 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 169C · 4 ROOM | S$3,100 | — |
| Jun 2026 | Blk 169C · 4 ROOM | S$2,900 | — |
| Apr 2026 | Blk 169C · 4 ROOM | S$3,050 | — |
| Feb 2026 | Blk 169C · 4 ROOM | S$3,250 | — |
| Jul 2025 | Blk 169C · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 169C · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 169C · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 169C · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 169C · 4 ROOM | S$3,100 | — |
| Jul 2024 | Blk 169C · 4 ROOM | S$2,900 | — |
| Feb 2024 | Blk 169C · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 169C · 4 ROOM | S$3,400 | — |
| Apr 2023 | Blk 169C · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 169C · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 169C · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 169C · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 169C · 4 ROOM | S$1,950 | — |
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 86 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 | 81 years | S$615,490 | S$679,551 | S$735,967 | S$748,838 |
| 10 years | 76 years | S$575,278 | S$701,260 | S$822,529 | S$851,551 |
| 20 years | 66 years | S$520,825 | S$773,918 | S$1,064,730 | S$1,141,191 |
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.