Blk 258C Punggol Field
Project page · 99-year lease from 2016
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 258C | 16 TO 18 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| May 2026 | Blk 258C | 13 TO 15 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Dec 2025 | Blk 258C | 07 TO 09 | 113 sqm | S$726,000 | S$6,425 psm | ×0.996 | S$6,400 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.
4.60% gross yield
S$38,400 of rent a year against the estimate above · 0.24 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 197 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 268A | 5 ROOM | S$3,500 |
| Sept 2026 | 201C | 5 ROOM | S$3,400 |
| Sept 2026 | 259C | 5 ROOM | S$3,400 |
| Sept 2026 | 204B | 5 ROOM | S$3,300 |
| Sept 2026 | 201C | 5 ROOM | S$3,100 |
| Sept 2026 | 199C | 5 ROOM | S$3,100 |
| Sept 2026 | 106B | 5 ROOM | S$3,050 |
| Sept 2026 | 199C | 5 ROOM | S$3,000 |
median of 197 HDB rental approvals for 5 ROOM on Punggol Field since 2025-10.
Buying or selling at S$835,000?
Buying: Stamp duty on S$835,000 · Cash and CPF needed on S$835,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$835,000.
Each opens with this figure filled in; change anything there.
Primary schools near 258c 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
- Punggol Green Primary School · 299 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 836 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,001 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Springdale Primary School · 1,163 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,230 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,406 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,569 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,586 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,733 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,734 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,816 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,863 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,924 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,929 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 258C · 5 ROOM · 16 TO 18 · Improved · 89 years left | 113 sqm | S$835,000 | S$7,389 psm |
| May 2026 | Blk 258C · 5 ROOM · 13 TO 15 · Improved · 89 years left | 113 sqm | S$835,000 | S$7,389 psm |
| May 2026 | Blk 258C · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jan 2026 | Blk 258C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Dec 2025 | Blk 258C · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$726,000 | S$6,425 psm |
| Mar 2025 | Blk 258C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Feb 2025 | Blk 258C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$833,000 | S$7,372 psm |
| Nov 2024 | Blk 258C · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$835,000 | S$7,389 psm |
| Sept 2024 | Blk 258C · 5 ROOM · 01 TO 03 · Improved · 91 years left | 113 sqm | S$690,000 | S$6,106 psm |
| Sept 2024 | Blk 258C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Mar 2024 | Blk 258C · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$708,888 | S$6,273 psm |
| Aug 2023 | Blk 258C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$702,500 | S$6,217 psm |
| Jul 2023 | Blk 258C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$668,000 | S$5,912 psm |
| Jan 2022 | Blk 258C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$675,000 | S$5,973 psm |
| Dec 2021 | Blk 258C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$620,000 | S$5,487 psm |
| Dec 2021 | Blk 258C · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$608,000 | S$5,381 psm |
| Dec 2021 | Blk 258C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Nov 2021 | Blk 258C · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Nov 2021 | Blk 258C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$475,000 | S$5,108 psm |
| Oct 2021 | Blk 258C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$500,000 | S$5,376 psm |
Showing 20 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 258C · 5 ROOM | S$3,200 | — |
| Dec 2024 | Blk 258C · 5 ROOM | S$3,200 | — |
| Dec 2023 | Blk 258C · 5 ROOM | S$3,400 | — |
| Mar 2023 | Blk 258C · 5 ROOM | S$3,100 | — |
| Feb 2023 | Blk 258C · 5 ROOM | S$2,600 | — |
| Feb 2023 | Blk 258C · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 258C · 5 ROOM | S$2,700 | — |
| Dec 2021 | Blk 258C · 4 ROOM | S$1,500 | — |
| Nov 2021 | Blk 258C · 5 ROOM | S$2,600 | — |
| Feb 2021 | Blk 258C · 5 ROOM | S$2,500 | — |
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 88 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 | 83 years | S$783,999 | S$865,598 | S$937,460 | S$953,855 |
| 10 years | 78 years | S$732,777 | S$893,251 | S$1,047,721 | S$1,084,689 |
| 20 years | 68 years | S$663,416 | S$985,801 | S$1,356,232 | S$1,453,626 |
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.