Blk 226C Sumang Lane
Project page · 99-year lease from 2018
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 234B | 16 TO 18 | 113 sqm | S$775,999 | S$6,867 psm | ×1.000 | S$6,867 psm |
| Oct 2026 | Blk 233B | 16 TO 18 | 113 sqm | S$768,000 | S$6,796 psm | ×1.000 | S$6,796 psm |
| Sept 2026 | Blk 226C | 13 TO 15 | 114 sqm | S$772,888 | S$6,780 psm | ×1.000 | S$6,780 psm |
| Sept 2026 | Blk 231B | 04 TO 06 | 113 sqm | S$733,800 | S$6,494 psm | ×1.000 | S$6,494 psm |
| Sept 2026 | Blk 229A | 04 TO 06 | 113 sqm | S$820,000 | S$7,257 psm | ×1.000 | S$7,257 psm |
| Sept 2026 | Blk 233C | 07 TO 09 | 113 sqm | S$745,000 | S$6,593 psm | ×1.000 | S$6,593 psm |
| Aug 2026 | Blk 226A | 04 TO 06 | 114 sqm | S$780,000 | S$6,842 psm | ×1.000 | S$6,842 psm |
| Aug 2026 | Blk 233C | 13 TO 15 | 113 sqm | S$766,000 | S$6,779 psm | ×1.000 | S$6,779 psm |
| Jul 2026 | Blk 231B | 10 TO 12 | 113 sqm | S$753,000 | S$6,664 psm | ×1.000 | S$6,664 psm |
| Jul 2026 | Blk 231A | 13 TO 15 | 113 sqm | S$780,000 | S$6,903 psm | ×1.000 | S$6,903 psm |
| Jul 2026 | Blk 232B | 16 TO 18 | 113 sqm | S$780,000 | S$6,903 psm | ×1.000 | S$6,903 psm |
| May 2026 | Blk 226A | 04 TO 06 | 114 sqm | S$780,000 | S$6,842 psm | ×1.000 | S$6,842 psm |
| Apr 2026 | Blk 231B | 07 TO 09 | 113 sqm | S$760,000 | S$6,726 psm | ×1.000 | S$6,726 psm |
| Mar 2026 | Blk 231B | 01 TO 03 | 113 sqm | S$705,000 | S$6,239 psm | ×0.997 | S$6,221 psm |
| Feb 2026 | Blk 233B | 07 TO 09 | 113 sqm | S$805,000 | S$7,124 psm | ×0.997 | S$7,103 psm |
| Jan 2026 | Blk 227B | 16 TO 18 | 114 sqm | S$862,000 | S$7,561 psm | ×0.997 | S$7,539 psm |
| Jan 2026 | Blk 226C | 04 TO 06 | 114 sqm | S$818,000 | S$7,175 psm | ×0.997 | S$7,154 psm |
| Dec 2025 | Blk 233C | 07 TO 09 | 113 sqm | S$745,000 | S$6,593 psm | ×0.996 | S$6,567 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.
5.09% gross yield
S$39,600 of rent a year against the estimate above · 0.68 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 4 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Jul 2026 | 234B | 5 ROOM | S$3,300 |
| May 2026 | 234B | 5 ROOM | S$3,300 |
| Apr 2026 | 233B | 5 ROOM | S$3,200 |
| Oct 2025 | 231B | 5 ROOM | S$3,600 |
median of 4 HDB rental approvals for 5 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$777,398?
Buying: Stamp duty on S$777,398 · Cash and CPF needed on S$777,398 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$777,398.
Each opens with this figure filled in; change anything there.
Primary schools near 226c 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 · 442 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 673 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 883 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 908 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,099 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,205 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,444 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,455 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,472 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,498 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,559 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,724 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,839 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,970 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 114 sqm | S$772,888 | S$6,780 psm |
| Jan 2026 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 114 sqm | S$818,000 | S$7,175 psm |
| Sept 2025 | Blk 226C · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Aug 2025 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 114 sqm | S$740,000 | S$6,491 psm |
| Jul 2025 | Blk 226C · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jun 2025 | Blk 226C · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 114 sqm | S$800,000 | S$7,018 psm |
| Dec 2024 | Blk 226C · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2024 | Blk 226C · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 114 sqm | S$800,000 | S$7,018 psm |
| Oct 2024 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 114 sqm | S$740,000 | S$6,491 psm |
| Oct 2024 | Blk 226C · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Sept 2024 | Blk 226C · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$672,888 | S$7,314 psm |
| Jun 2024 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 114 sqm | S$778,888 | S$6,832 psm |
| Apr 2024 | Blk 226C · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 114 sqm | S$755,000 | S$6,623 psm |
| Jan 2024 | Blk 226C · 5 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 114 sqm | S$778,000 | S$6,825 psm |
| Oct 2023 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 114 sqm | S$755,000 | S$6,623 psm |
| Oct 2023 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 114 sqm | S$745,000 | S$6,535 psm |
| Oct 2023 | Blk 226C · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Aug 2023 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 114 sqm | S$730,000 | S$6,404 psm |
| Feb 2023 | Blk 226C · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 114 sqm | S$695,000 | S$6,096 psm |
| Feb 2023 | Blk 226C · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Nov 2022 | Blk 226C · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 114 sqm | S$750,000 | S$6,579 psm |
| Oct 2022 | Blk 226C · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 114 sqm | S$720,000 | S$6,316 psm |
| Oct 2022 | Blk 226C · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 114 sqm | S$685,000 | S$6,009 psm |
| Sept 2022 | Blk 226C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 114 sqm | S$730,888 | S$6,411 psm |
| Sept 2022 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$723,000 | S$6,342 psm |
| Sept 2022 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$718,000 | S$6,298 psm |
| Sept 2022 | Blk 226C · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 114 sqm | S$685,000 | S$6,009 psm |
| Sept 2022 | Blk 226C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Aug 2022 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left excluded: outlier | 114 sqm | S$630,000 | S$5,526 psm |
| Jul 2022 | Blk 226C · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 114 sqm | S$715,000 | S$6,272 psm |
| Jul 2022 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Jul 2022 | Blk 226C · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Jun 2022 | Blk 226C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 114 sqm | S$705,000 | S$6,184 psm |
| Jun 2022 | Blk 226C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Jun 2022 | Blk 226C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$572,000 | S$6,151 psm |
| May 2022 | Blk 226C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 114 sqm | S$650,000 | S$5,702 psm |
| Apr 2022 | Blk 226C · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 114 sqm | S$678,000 | S$5,947 psm |
| Apr 2022 | Blk 226C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2025 | Blk 226C · 5 ROOM | S$3,900 | — |
| Dec 2022 | Blk 226C · 5 ROOM | S$4,250 | — |
| Sept 2022 | Blk 226C · 5 ROOM | S$3,400 | — |
| Sept 2021 | Blk 226C · 5 ROOM | S$2,700 | — |
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 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$739,073 | S$815,996 | S$883,740 | S$899,195 |
| 10 years | 80 years | S$693,931 | S$845,898 | S$992,180 | S$1,027,187 |
| 20 years | 70 years | S$612,108 | S$909,561 | S$1,251,343 | S$1,341,205 |
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.