Blk 232C 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 232C | 13 TO 15 | 47 sqm | S$398,888 | S$8,487 psm | ×1.000 | S$8,487 psm |
| Jun 2026 | Blk 232C | 01 TO 03 | 47 sqm | S$378,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Jun 2026 | Blk 232C | 04 TO 06 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Jan 2026 | Blk 232C | 04 TO 06 | 47 sqm | S$410,000 | S$8,723 psm | ×0.997 | S$8,698 psm |
| Dec 2025 | Blk 232C | 13 TO 15 | 47 sqm | S$402,000 | S$8,553 psm | ×0.996 | S$8,520 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.
6.92% gross yield
S$27,600 of rent a year against the estimate above · 0.38 points below flats like it
Homes like this rent for about S$2,300 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 233A | 2 ROOM | S$2,300 |
| Sept 2026 | 233A | 2 ROOM | S$2,200 |
| Sept 2026 | 234A | 2 ROOM | S$600 |
| Aug 2026 | 220A | 2 ROOM | S$2,500 |
| Aug 2026 | 233A | 2 ROOM | S$2,500 |
| Aug 2026 | 232C | 2 ROOM | S$2,300 |
| Jul 2026 | 233A | 2 ROOM | S$2,400 |
| Jul 2026 | 222A | 2 ROOM | S$2,100 |
median of 31 HDB rental approvals for 2 ROOM on Sumang Lane since 2025-10.
Buying or selling at S$398,888?
Buying: Stamp duty on S$398,888 · Cash and CPF needed on S$398,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$398,888.
Each opens with this figure filled in; change anything there.
Primary schools near 232c 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
- Springdale Primary School · 728 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 858 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Nan Chiau Primary School · 1,023 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,066 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,121 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,131 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,225 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,396 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,641 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,663 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,788 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,866 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,877 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,883 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 232C · 2 ROOM · 16 TO 18 · Model A · 91 years left | 38 sqm | S$355,888 | S$9,365 psm |
| Aug 2026 | Blk 232C · 2 ROOM · 10 TO 12 · Model A · 91 years left | 38 sqm | S$355,000 | S$9,342 psm |
| Aug 2026 | Blk 232C · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$398,888 | S$8,487 psm |
| Jun 2026 | Blk 232C · 2 ROOM · 04 TO 06 · Model A · 91 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jun 2026 | Blk 232C · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Mar 2026 | Blk 232C · 2 ROOM · 04 TO 06 · Model A · 92 years left | 38 sqm | S$340,000 | S$8,947 psm |
| Jan 2026 | Blk 232C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jan 2026 | Blk 232C · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$410,000 | S$8,723 psm |
| Dec 2025 | Blk 232C · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Dec 2025 | Blk 232C · 2 ROOM · 04 TO 06 · 2-room · 92 years left | 38 sqm | S$360,000 | S$9,474 psm |
| Dec 2025 | Blk 232C · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$402,000 | S$8,553 psm |
| Sept 2025 | Blk 232C · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Sept 2025 | Blk 232C · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$535,000 | S$7,868 psm |
| Sept 2025 | Blk 232C · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Aug 2025 | Blk 232C · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Aug 2025 | Blk 232C · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Jun 2025 | Blk 232C · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$395,000 | S$8,404 psm |
| Apr 2025 | Blk 232C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$646,888 | S$6,956 psm |
| Apr 2025 | Blk 232C · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$408,000 | S$8,681 psm |
| Apr 2025 | Blk 232C · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Mar 2025 | Blk 232C · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$377,000 | S$8,021 psm |
| Feb 2025 | Blk 232C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$657,000 | S$7,065 psm |
| Dec 2024 | Blk 232C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Dec 2024 | Blk 232C · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Oct 2024 | Blk 232C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Oct 2024 | Blk 232C · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$401,000 | S$8,532 psm |
| Oct 2024 | Blk 232C · 2 ROOM · 13 TO 15 · 2-room · 93 years left | 38 sqm | S$350,000 | S$9,211 psm |
| Aug 2024 | Blk 232C · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$486,000 | S$7,147 psm |
| Jul 2024 | Blk 232C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jul 2024 | Blk 232C · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Jul 2024 | Blk 232C · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jul 2024 | Blk 232C · 2 ROOM · 10 TO 12 · Model A · 93 years left | 38 sqm | S$340,000 | S$8,947 psm |
| Jul 2024 | Blk 232C · 2 ROOM · 04 TO 06 · 2-room · 93 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Apr 2024 | Blk 232C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$462,888 | S$6,807 psm |
| Mar 2024 | Blk 232C · 2 ROOM · 04 TO 06 · 2-room · 94 years left | 38 sqm | S$336,000 | S$8,842 psm |
| Feb 2024 | Blk 232C · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Feb 2024 | Blk 232C · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Dec 2023 | Blk 232C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Dec 2023 | Blk 232C · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Nov 2023 | Blk 232C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$568,888 | S$6,117 psm |
| Nov 2023 | Blk 232C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$443,888 | S$6,528 psm |
| Oct 2023 | Blk 232C · 2 ROOM · 01 TO 03 · 2-room · 94 years left | 47 sqm | S$342,000 | S$7,277 psm |
| Sept 2023 | Blk 232C · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Aug 2023 | Blk 232C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Aug 2023 | Blk 232C · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$350,000 | S$7,447 psm |
| May 2023 | Blk 232C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| May 2023 | Blk 232C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| May 2023 | Blk 232C · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Apr 2023 | Blk 232C · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Mar 2023 | Blk 232C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Mar 2023 | Blk 232C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Mar 2023 | Blk 232C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Mar 2023 | Blk 232C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$438,000 | S$6,441 psm |
| Mar 2023 | Blk 232C · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Mar 2023 | Blk 232C · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$312,000 | S$8,211 psm |
| Mar 2023 | Blk 232C · 2 ROOM · 07 TO 09 · Model A · 95 years left | 38 sqm | S$311,000 | S$8,184 psm |
| Feb 2023 | Blk 232C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$520,888 | S$5,601 psm |
| Feb 2023 | Blk 232C · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Feb 2023 | Blk 232C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jan 2023 | Blk 232C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jan 2023 | Blk 232C · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$415,000 | S$6,103 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 232C · 2 ROOM | S$2,300 | — |
| Jun 2026 | Blk 232C · 2 ROOM | S$2,500 | — |
| Jun 2026 | Blk 232C · 2 ROOM | S$2,400 | — |
| Nov 2025 | Blk 232C · 2 ROOM | S$2,100 | — |
| Sept 2025 | Blk 232C · 2 ROOM | S$2,250 | — |
| Dec 2024 | Blk 232C · 2 ROOM | S$2,000 | — |
| Sept 2024 | Blk 232C · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 232C · 2 ROOM | S$2,400 | — |
| Jan 2024 | Blk 232C · 2 ROOM | S$2,250 | — |
| Jan 2024 | Blk 232C · 2 ROOM | S$2,200 | — |
| Nov 2023 | Blk 232C · 2 ROOM | S$1,500 | — |
| Feb 2023 | Blk 232C · 2 ROOM | S$1,500 | — |
| Dec 2022 | Blk 232C · 2 ROOM | S$2,600 | — |
| Dec 2022 | Blk 232C · 2 ROOM | S$1,400 | — |
| Nov 2022 | Blk 232C · 2 ROOM | S$2,500 | — |
| Aug 2022 | Blk 232C · 2 ROOM | S$1,800 | — |
| Jun 2021 | Blk 232C · 2 ROOM | S$1,500 | — |
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$379,223 | S$418,693 | S$453,453 | S$461,383 |
| 10 years | 80 years | S$356,061 | S$434,036 | S$509,094 | S$527,057 |
| 20 years | 70 years | S$314,077 | S$466,702 | S$642,072 | S$688,181 |
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.