Blk 209C Punggol Pl
Project page · 99-year lease from 2014
Based on 5 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 209C | 04 TO 06 | 46 sqm | S$372,000 | S$8,087 psm | ×1.000 | S$8,087 psm |
| Mar 2026 | Blk 209C | 13 TO 15 | 46 sqm | S$425,000 | S$9,239 psm | ×0.997 | S$9,212 psm |
| Feb 2026 | Blk 209C | 16 TO 18 | 46 sqm | S$405,888 | S$8,824 psm | ×0.997 | S$8,798 psm |
| Nov 2025 | Blk 209C | 13 TO 15 | 46 sqm | S$398,000 | S$8,652 psm | ×0.996 | S$8,618 psm |
| Nov 2025 | Blk 209C | 10 TO 12 | 46 sqm | S$365,000 | S$7,935 psm | ×0.996 | S$7,904 psm |
How accurate is this estimate for Punggol Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Punggol Pl since.
- Median error
- 3.2%
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.
6.96% gross yield
S$27,600 of rent a year against the estimate above · 0.24 points below flats like it
Homes like this rent for about S$2,300 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 |
|---|---|---|---|
| Sept 2026 | 210C | 2 ROOM | S$2,400 |
| Jul 2026 | 210C | 2 ROOM | S$2,600 |
| Jul 2026 | 209C | 2 ROOM | S$2,500 |
| Apr 2026 | 210C | 2 ROOM | S$2,250 |
| Mar 2026 | 210C | 2 ROOM | S$2,300 |
| Feb 2026 | 209C | 2 ROOM | S$2,300 |
| Jan 2026 | 210C | 2 ROOM | S$2,400 |
| Nov 2025 | 209C | 2 ROOM | S$2,300 |
median of 9 HDB rental approvals for 2 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$396,436?
Buying: Stamp duty on S$396,436 · Cash and CPF needed on S$396,436 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$396,436.
Each opens with this figure filled in; change anything there.
Primary schools near 209c Punggol Pl
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
- Punggol Green Primary School · 305 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 552 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 678 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 706 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 782 m · no 2025 Phase 2C ballot
- Valour Primary School · 813 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 890 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Seng Kang Primary School · 1,030 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Oasis Primary School · 1,202 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,215 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,258 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,269 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,270 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,304 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,695 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,838 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,861 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 209C · 2 ROOM · 04 TO 06 · Model A · 88 years left | 46 sqm | S$372,000 | S$8,087 psm |
| Apr 2026 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 88 years left | 67 sqm | S$528,800 | S$7,893 psm |
| Mar 2026 | Blk 209C · 2 ROOM · 13 TO 15 · Model A · 88 years left | 46 sqm | S$425,000 | S$9,239 psm |
| Feb 2026 | Blk 209C · 2 ROOM · 16 TO 18 · Model A · 88 years left | 46 sqm | S$405,888 | S$8,824 psm |
| Nov 2025 | Blk 209C · 2 ROOM · 10 TO 12 · Model A · 88 years left | 46 sqm | S$365,000 | S$7,935 psm |
| Nov 2025 | Blk 209C · 2 ROOM · 13 TO 15 · Model A · 88 years left | 46 sqm | S$398,000 | S$8,652 psm |
| Oct 2025 | Blk 209C · 2 ROOM · 04 TO 06 · Model A · 88 years left | 46 sqm | S$420,000 | S$9,130 psm |
| Jul 2025 | Blk 209C · 2 ROOM · 16 TO 18 · Model A · 88 years left | 46 sqm | S$395,000 | S$8,587 psm |
| Jun 2025 | Blk 209C · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$542,888 | S$8,103 psm |
| Apr 2025 | Blk 209C · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Mar 2025 | Blk 209C · 2 ROOM · 10 TO 12 · Model A · 89 years left | 46 sqm | S$372,000 | S$8,087 psm |
| Mar 2025 | Blk 209C · 2 ROOM · 16 TO 18 · Model A · 89 years left | 46 sqm | S$380,000 | S$8,261 psm |
| Feb 2025 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Nov 2024 | Blk 209C · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$527,000 | S$7,866 psm |
| Sept 2024 | Blk 209C · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$498,000 | S$7,433 psm |
| Sept 2024 | Blk 209C · 2 ROOM · 13 TO 15 · Model A · 89 years left | 46 sqm | S$348,000 | S$7,565 psm |
| Jul 2024 | Blk 209C · 2 ROOM · 10 TO 12 · Model A · 89 years left | 46 sqm | S$365,000 | S$7,935 psm |
| Jul 2024 | Blk 209C · 2 ROOM · 07 TO 09 · Model A · 90 years left | 46 sqm | S$340,000 | S$7,391 psm |
| Jun 2024 | Blk 209C · 2 ROOM · 13 TO 15 · Model A · 90 years left | 46 sqm | S$375,000 | S$8,152 psm |
| Apr 2024 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Feb 2024 | Blk 209C · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$478,888 | S$7,148 psm |
| Jan 2024 | Blk 209C · 2 ROOM · 16 TO 18 · Model A · 90 years left | 46 sqm | S$351,000 | S$7,630 psm |
| Oct 2023 | Blk 209C · 2 ROOM · 13 TO 15 · Model A · 90 years left | 46 sqm | S$330,000 | S$7,174 psm |
| Oct 2023 | Blk 209C · 2 ROOM · 07 TO 09 · Model A · 90 years left | 46 sqm | S$320,000 | S$6,957 psm |
| Aug 2023 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jun 2023 | Blk 209C · 2 ROOM · 10 TO 12 · Model A · 91 years left | 46 sqm | S$340,000 | S$7,391 psm |
| May 2023 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Feb 2023 | Blk 209C · 2 ROOM · 07 TO 09 · Model A · 91 years left | 46 sqm | S$320,000 | S$6,957 psm |
| Jan 2023 | Blk 209C · 2 ROOM · 10 TO 12 · Model A · 91 years left | 46 sqm | S$325,000 | S$7,065 psm |
| Oct 2022 | Blk 209C · 3 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 67 sqm | S$385,000 | S$5,746 psm |
| Oct 2022 | Blk 209C · 2 ROOM · 10 TO 12 · Model A · 91 years left | 46 sqm | S$310,000 | S$6,739 psm |
| May 2022 | Blk 209C · 2 ROOM · 07 TO 09 · Model A · 92 years left | 46 sqm | S$316,000 | S$6,870 psm |
| Apr 2022 | Blk 209C · 2 ROOM · 07 TO 09 · Model A · 92 years left | 46 sqm | S$308,000 | S$6,696 psm |
| Mar 2022 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Mar 2022 | Blk 209C · 2 ROOM · 13 TO 15 · Model A · 92 years left | 46 sqm | S$297,000 | S$6,457 psm |
| Jan 2022 | Blk 209C · 2 ROOM · 16 TO 18 · Model A · 92 years left | 46 sqm | S$300,000 | S$6,522 psm |
| Dec 2021 | Blk 209C · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Dec 2021 | Blk 209C · 2 ROOM · 04 TO 06 · Model A · 92 years left | 46 sqm | S$285,000 | S$6,196 psm |
| Nov 2021 | Blk 209C · 2 ROOM · 04 TO 06 · 2-room · 92 years left | 46 sqm | S$282,000 | S$6,130 psm |
| Oct 2021 | Blk 209C · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$390,000 | S$5,821 psm |
Showing 40 of 81.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 209C · 3 ROOM | S$3,100 | — |
| Jul 2026 | Blk 209C · 2 ROOM | S$2,500 | — |
| May 2026 | Blk 209C · 3 ROOM | S$2,850 | — |
| Feb 2026 | Blk 209C · 2 ROOM | S$2,300 | — |
| Nov 2025 | Blk 209C · 2 ROOM | S$2,300 | — |
| Nov 2025 | Blk 209C · 2 ROOM | S$2,150 | — |
| Sept 2025 | Blk 209C · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 209C · 2 ROOM | S$2,500 | — |
| Aug 2025 | Blk 209C · 2 ROOM | S$2,600 | — |
| Jul 2025 | Blk 209C · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 209C · 2 ROOM | S$2,400 | — |
| Jul 2025 | Blk 209C · 2 ROOM | S$2,250 | — |
| Jun 2025 | Blk 209C · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 209C · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 209C · 2 ROOM | S$2,300 | — |
| Apr 2025 | Blk 209C · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 209C · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 209C · 2 ROOM | S$2,500 | — |
| Jan 2025 | Blk 209C · 2 ROOM | S$2,450 | — |
| Jan 2025 | Blk 209C · 2 ROOM | S$2,300 | — |
| Nov 2024 | Blk 209C · 2 ROOM | S$2,250 | — |
| Sept 2024 | Blk 209C · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 209C · 2 ROOM | S$2,500 | — |
| Aug 2024 | Blk 209C · 3 ROOM | S$2,300 | — |
| Aug 2024 | Blk 209C · 2 ROOM | S$2,100 | — |
| Apr 2024 | Blk 209C · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 209C · 2 ROOM | S$2,350 | — |
| Feb 2024 | Blk 209C · 2 ROOM | S$2,300 | — |
| Feb 2024 | Blk 209C · 3 ROOM | S$2,300 | — |
| Oct 2023 | Blk 209C · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 209C · 2 ROOM | S$2,000 | — |
| Jul 2023 | Blk 209C · 2 ROOM | S$2,500 | — |
| May 2023 | Blk 209C · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 209C · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 209C · 2 ROOM | S$2,400 | — |
| Nov 2022 | Blk 209C · 2 ROOM | S$2,000 | — |
| Nov 2022 | Blk 209C · 2 ROOM | S$1,850 | — |
| Oct 2022 | Blk 209C · 2 ROOM | S$1,000 | — |
| Sept 2022 | Blk 209C · 3 ROOM | S$2,900 | — |
| Aug 2022 | Blk 209C · 2 ROOM | S$2,500 | — |
| Jun 2022 | Blk 209C · 3 ROOM | S$2,600 | — |
| Apr 2022 | Blk 209C · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 209C · 2 ROOM | S$2,000 | — |
| Mar 2022 | Blk 209C · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 209C · 2 ROOM | S$1,950 | — |
| Nov 2021 | Blk 209C · 3 ROOM | S$1,600 | — |
| Oct 2021 | Blk 209C · 2 ROOM | S$1,800 | — |
| Sept 2021 | Blk 209C · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 209C · 2 ROOM | S$1,900 | — |
| Jun 2021 | Blk 209C · 2 ROOM | S$1,750 | — |
| Jun 2021 | Blk 209C · 2 ROOM | S$1,700 | — |
| Jun 2021 | Blk 209C · 2 ROOM | S$1,600 | — |
| May 2021 | Blk 209C · 2 ROOM | S$1,650 | — |
| May 2021 | Blk 209C · 3 ROOM | S$1,000 | — |
| Mar 2021 | Blk 209C · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 209C · 2 ROOM | S$1,550 | — |
| Jan 2021 | Blk 209C · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 209C · 2 ROOM | S$1,650 | — |
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$372,222 | S$410,964 | S$445,081 | S$452,865 |
| 10 years | 76 years | S$347,903 | S$424,092 | S$497,431 | S$514,982 |
| 20 years | 66 years | S$314,973 | S$468,033 | S$643,904 | S$690,144 |
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.