Blk 260C Punggol Way
Project page · 99-year lease from 2016
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 260C | 07 TO 09 | 93 sqm | S$685,000 | S$7,366 psm | ×1.000 | S$7,366 psm |
| Apr 2026 | Blk 260C | 16 TO 18 | 93 sqm | S$718,000 | S$7,720 psm | ×1.000 | S$7,720 psm |
| Apr 2026 | Blk 260C | 10 TO 12 | 93 sqm | S$678,000 | S$7,290 psm | ×1.000 | S$7,290 psm |
| Jan 2026 | Blk 260C | 07 TO 09 | 93 sqm | S$700,000 | S$7,527 psm | ×0.997 | S$7,505 psm |
| Dec 2025 | Blk 260C | 07 TO 09 | 93 sqm | S$650,000 | S$6,989 psm | ×0.996 | S$6,962 psm |
How accurate is this estimate for Punggol Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Punggol Way since.
- Median error
- 2.2%
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.
6.03% gross yield
S$41,280 of rent a year against the estimate above · 0.33 points above flats like it
Homes like this rent for about S$3,440 a month, the middle of 26 approvals in the last year.
In Punggol, flats of this type with 80 to 89 years of lease left yield 5.71%, from 36 blocks.
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 | 260B | 4 ROOM | S$3,500 |
| Sept 2026 | 261A | 4 ROOM | S$3,200 |
| Sept 2026 | 260C | 4 ROOM | S$3,200 |
| Aug 2026 | 266D | 4 ROOM | S$3,200 |
| Aug 2026 | 265B | 4 ROOM | S$3,200 |
| Jul 2026 | 314B | 4 ROOM | S$3,500 |
| Jul 2026 | 260A | 4 ROOM | S$3,200 |
| Jul 2026 | 316D | 4 ROOM | S$1,000 |
median of 26 HDB rental approvals for 4 ROOM on Punggol Way since 2025-10.
Buying or selling at S$685,000?
Buying: Stamp duty on S$685,000 · Cash and CPF needed on S$685,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$685,000.
Each opens with this figure filled in; change anything there.
Primary schools near 260c Punggol Way
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
- Valour Primary School · 282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 378 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 720 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,122 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,266 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,269 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,520 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,522 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,569 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,626 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,676 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,705 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,841 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,845 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 260C · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Apr 2026 | Blk 260C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Apr 2026 | Blk 260C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$718,000 | S$7,720 psm |
| Jan 2026 | Blk 260C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Dec 2025 | Blk 260C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Apr 2025 | Blk 260C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Feb 2025 | Blk 260C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$626,000 | S$6,731 psm |
| May 2024 | Blk 260C · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 93 sqm | S$535,000 | S$5,753 psm |
| Feb 2024 | Blk 260C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Sept 2023 | Blk 260C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Aug 2023 | Blk 260C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Dec 2022 | Blk 260C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$578,000 | S$6,215 psm |
| Apr 2022 | Blk 260C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$490,000 | S$5,269 psm |
| Feb 2022 | Blk 260C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$530,000 | S$5,699 psm |
Showing 14 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 260C · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 260C · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 260C · 4 ROOM | S$2,500 | — |
| Dec 2023 | Blk 260C · 4 ROOM | S$3,300 | — |
| Jun 2023 | Blk 260C · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 260C · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 260C · 4 ROOM | S$2,200 | — |
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$643,161 | S$710,101 | S$769,054 | S$782,503 |
| 10 years | 78 years | S$601,140 | S$732,786 | S$859,508 | S$889,834 |
| 20 years | 68 years | S$544,239 | S$808,711 | S$1,112,597 | S$1,192,495 |
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.