Blk 224C Sumang Lane
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 224C | 10 TO 12 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Aug 2026 | Blk 224C | 07 TO 09 | 93 sqm | S$638,000 | S$6,860 psm | ×1.000 | S$6,860 psm |
| Jul 2026 | Blk 224C | 10 TO 12 | 93 sqm | S$655,000 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Apr 2026 | Blk 224C | 10 TO 12 | 93 sqm | S$666,666 | S$7,168 psm | ×1.000 | S$7,168 psm |
| Dec 2025 | Blk 224C | 13 TO 15 | 93 sqm | S$650,000 | S$6,989 psm | ×0.996 | S$6,962 psm |
How accurate is this estimate for Sumang Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 104 sales in Sumang Lane 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.
5.95% gross yield
S$39,000 of rent a year against the estimate above · 0.62 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 231A | 4 ROOM | S$3,300 |
| Sept 2026 | 224A | 4 ROOM | S$3,200 |
| Aug 2026 | 232A | 4 ROOM | S$3,150 |
| Jul 2026 | 221A | 4 ROOM | S$3,300 |
| Apr 2026 | 231A | 4 ROOM | S$3,400 |
| Apr 2026 | 220B | 4 ROOM | S$3,300 |
| Apr 2026 | 234A | 4 ROOM | S$3,000 |
| Feb 2026 | 220C | 4 ROOM | S$3,400 |
median of 14 HDB rental approvals for 4 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$655,000?
Buying: Stamp duty on S$655,000 · Cash and CPF needed on S$655,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$655,000.
Each opens with this figure filled in; change anything there.
Primary schools near 224c Sumang Lane
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 · 409 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 749 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 784 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 797 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Nan Chiau Primary School · 1,047 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Cove Primary School · 1,201 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,229 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,356 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,384 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,416 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,537 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,659 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,802 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,841 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,855 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Aug 2026 | Blk 224C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jul 2026 | Blk 224C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Apr 2026 | Blk 224C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$666,666 | S$7,168 psm |
| Apr 2026 | Blk 224C · 2 ROOM · 16 TO 18 · Model A · 92 years left | 48 sqm | S$435,000 | S$9,063 psm |
| Jan 2026 | Blk 224C · 2 ROOM · 16 TO 18 · Model A · 92 years left | 48 sqm | S$420,000 | S$8,750 psm |
| Dec 2025 | Blk 224C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Sept 2025 | Blk 224C · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$546,000 | S$8,029 psm |
| Sept 2025 | Blk 224C · 2 ROOM · 16 TO 18 · Model A · 92 years left | 48 sqm | S$430,000 | S$8,958 psm |
| Aug 2025 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Aug 2025 | Blk 224C · 2 ROOM · 16 TO 18 · Model A · 92 years left | 48 sqm | S$403,888 | S$8,414 psm |
| Jul 2025 | Blk 224C · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$542,888 | S$7,984 psm |
| May 2025 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$688,888 | S$7,407 psm |
| May 2025 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Apr 2025 | Blk 224C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Apr 2025 | Blk 224C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Feb 2025 | Blk 224C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Dec 2024 | Blk 224C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Dec 2024 | Blk 224C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2024 | Blk 224C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Oct 2024 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$651,000 | S$7,000 psm |
| Sept 2024 | Blk 224C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jul 2024 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$582,000 | S$6,258 psm |
| Jun 2024 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$620,888 | S$6,676 psm |
| Jun 2024 | Blk 224C · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Jun 2024 | Blk 224C · 2 ROOM · 07 TO 09 · Model A · 94 years left | 48 sqm | S$334,000 | S$6,958 psm |
| May 2024 | Blk 224C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| May 2024 | Blk 224C · 2 ROOM · 04 TO 06 · 2-room · 94 years left | 48 sqm | S$345,000 | S$7,188 psm |
| Apr 2024 | Blk 224C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$617,000 | S$6,634 psm |
| Apr 2024 | Blk 224C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Mar 2024 | Blk 224C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Mar 2024 | Blk 224C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Feb 2024 | Blk 224C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$638,220 | S$6,863 psm |
| Feb 2024 | Blk 224C · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Dec 2023 | Blk 224C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Nov 2023 | Blk 224C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Oct 2023 | Blk 224C · 2 ROOM · 01 TO 03 · Model A · 94 years left | 48 sqm | S$328,000 | S$6,833 psm |
| Jun 2023 | Blk 224C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$522,000 | S$5,613 psm |
| Jun 2023 | Blk 224C · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Jun 2023 | Blk 224C · 2 ROOM · 10 TO 12 · Model A · 95 years left | 48 sqm | S$355,000 | S$7,396 psm |
| May 2023 | Blk 224C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Apr 2023 | Blk 224C · 2 ROOM · 13 TO 15 · Model A · 95 years left | 48 sqm | S$343,000 | S$7,146 psm |
| Mar 2023 | Blk 224C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$598,000 | S$6,430 psm |
| Mar 2023 | Blk 224C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Mar 2023 | Blk 224C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Feb 2023 | Blk 224C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Feb 2023 | Blk 224C · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Feb 2023 | Blk 224C · 2 ROOM · 01 TO 03 · Model A · 95 years left | 48 sqm | S$315,000 | S$6,563 psm |
| Dec 2022 | Blk 224C · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Dec 2022 | Blk 224C · 2 ROOM · 04 TO 06 · Model A · 95 years left | 48 sqm | S$302,500 | S$6,302 psm |
| Aug 2022 | Blk 224C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$403,888 | S$5,940 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 224C · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 224C · 4 ROOM | S$3,100 | — |
| May 2025 | Blk 224C · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 224C · 4 ROOM | S$3,100 | — |
| Oct 2024 | Blk 224C · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 224C · 3 ROOM | S$3,100 | — |
| Feb 2023 | Blk 224C · 4 ROOM | S$3,300 | — |
| Oct 2022 | Blk 224C · 3 ROOM | S$3,000 | — |
| Oct 2022 | Blk 224C · 2 ROOM | S$2,400 | — |
| Nov 2021 | Blk 224C · 2 ROOM | S$2,000 | — |
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 90 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 | 85 years | S$622,709 | S$687,521 | S$744,599 | S$757,621 |
| 10 years | 80 years | S$584,675 | S$712,715 | S$835,965 | S$865,461 |
| 20 years | 70 years | S$515,735 | S$766,354 | S$1,054,324 | S$1,130,038 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.