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HDB · 823273

Blk 273C Punggol Pl

Project page · 99-year lease from 2013

Indicative value range
S$683,095 – S$762,862
Indicative mid S$732,199 · S$7,873 psm

Based on 70 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 273C13 TO 1593 sqmS$770,000S$8,280 psm×1.000S$8,280 psm
Sept 2026Blk 302B04 TO 0693 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Sept 2026Blk 288A16 TO 1896 sqmS$805,000S$8,385 psm×1.000S$8,385 psm
Sept 2026Blk 303D07 TO 0993 sqmS$758,000S$8,151 psm×1.000S$8,151 psm
Sept 2026Blk 274A13 TO 1593 sqmS$756,888S$8,139 psm×1.000S$8,139 psm
Sept 2026Blk 273A07 TO 0993 sqmS$760,888S$8,182 psm×1.000S$8,182 psm
Sept 2026Blk 208A01 TO 0392 sqmS$645,000S$7,011 psm×1.000S$7,011 psm
Sept 2026Blk 289B10 TO 1296 sqmS$748,000S$7,792 psm×1.000S$7,792 psm
Aug 2026Blk 288C16 TO 1896 sqmS$784,888S$8,176 psm×1.000S$8,176 psm
Aug 2026Blk 301D13 TO 1593 sqmS$688,888S$7,407 psm×1.000S$7,407 psm
Aug 2026Blk 209B01 TO 0392 sqmS$590,000S$6,413 psm×1.000S$6,413 psm
Aug 2026Blk 288B07 TO 0995 sqmS$785,000S$8,263 psm×1.000S$8,263 psm
Aug 2026Blk 273A04 TO 0693 sqmS$735,000S$7,903 psm×1.000S$7,903 psm
Aug 2026Blk 306A07 TO 0997 sqmS$768,000S$7,918 psm×1.000S$7,918 psm
Aug 2026Blk 274C13 TO 1593 sqmS$825,000S$8,871 psm×1.000S$8,871 psm
Jul 2026Blk 209A01 TO 0392 sqmS$580,000S$6,304 psm×1.000S$6,304 psm
Jul 2026Blk 274A13 TO 1593 sqmS$768,888S$8,268 psm×1.000S$8,268 psm
Jul 2026Blk 306A07 TO 0995 sqmS$768,000S$8,084 psm×1.000S$8,084 psm
Jul 2026Blk 273D10 TO 1293 sqmS$768,000S$8,258 psm×1.000S$8,258 psm
Jul 2026Blk 209A13 TO 1592 sqmS$660,000S$7,174 psm×1.000S$7,174 psm
Jul 2026Blk 207A07 TO 0992 sqmS$663,888S$7,216 psm×1.000S$7,216 psm
Jul 2026Blk 274A01 TO 0393 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Jul 2026Blk 288C13 TO 1596 sqmS$788,000S$8,208 psm×1.000S$8,208 psm
Jul 2026Blk 273B01 TO 0393 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Jun 2026Blk 289B10 TO 1295 sqmS$748,000S$7,874 psm×1.000S$7,874 psm
Jun 2026Blk 207A10 TO 1292 sqmS$680,888S$7,401 psm×1.000S$7,401 psm
Jun 2026Blk 302A07 TO 0993 sqmS$750,000S$8,065 psm×1.000S$8,065 psm
Jun 2026Blk 274B07 TO 0994 sqmS$740,000S$7,872 psm×1.000S$7,872 psm
Jun 2026Blk 273D01 TO 0396 sqmS$640,000S$6,667 psm×1.000S$6,667 psm
May 2026Blk 273B01 TO 0393 sqmS$690,000S$7,419 psm×1.000S$7,419 psm
May 2026Blk 208B10 TO 1292 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
May 2026Blk 209B13 TO 1592 sqmS$660,000S$7,174 psm×1.000S$7,174 psm
May 2026Blk 289D10 TO 1296 sqmS$788,888S$8,218 psm×1.000S$8,218 psm
May 2026Blk 207D10 TO 1292 sqmS$682,888S$7,423 psm×1.000S$7,423 psm
May 2026Blk 210A10 TO 1292 sqmS$675,000S$7,337 psm×1.000S$7,337 psm
May 2026Blk 306B13 TO 1593 sqmS$780,000S$8,387 psm×1.000S$8,387 psm
May 2026Blk 306A13 TO 1596 sqmS$780,000S$8,125 psm×1.000S$8,125 psm
May 2026Blk 208B04 TO 0692 sqmS$678,000S$7,370 psm×1.000S$7,370 psm
Apr 2026Blk 306C13 TO 1597 sqmS$723,000S$7,454 psm×1.000S$7,454 psm
Apr 2026Blk 273D10 TO 1293 sqmS$780,000S$8,387 psm×1.000S$8,387 psm
Apr 2026Blk 273B16 TO 1893 sqmS$840,000S$9,032 psm×1.000S$9,032 psm
Apr 2026Blk 208C07 TO 0992 sqmS$620,000S$6,739 psm×1.000S$6,739 psm
Apr 2026Blk 306C07 TO 0997 sqmS$788,000S$8,124 psm×1.000S$8,124 psm
Apr 2026Blk 288A13 TO 1596 sqmS$800,000S$8,333 psm×1.000S$8,333 psm
Apr 2026Blk 210A01 TO 0392 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Mar 2026Blk 209B10 TO 1292 sqmS$660,000S$7,174 psm×0.997S$7,153 psm
Feb 2026Blk 274C07 TO 0993 sqmS$788,000S$8,473 psm×0.997S$8,448 psm
Feb 2026Blk 302D07 TO 0993 sqmS$758,000S$8,151 psm×0.997S$8,127 psm
Feb 2026Blk 303D13 TO 1594 sqmS$770,000S$8,191 psm×0.997S$8,167 psm
Feb 2026Blk 288A07 TO 0995 sqmS$769,000S$8,095 psm×0.997S$8,071 psm
Jan 2026Blk 302C13 TO 1594 sqmS$776,000S$8,255 psm×0.997S$8,231 psm
Jan 2026Blk 274A01 TO 0393 sqmS$690,000S$7,419 psm×0.997S$7,397 psm
Jan 2026Blk 302B04 TO 0694 sqmS$741,888S$7,892 psm×0.997S$7,869 psm
Jan 2026Blk 289B07 TO 0996 sqmS$758,000S$7,896 psm×0.997S$7,873 psm
Jan 2026Blk 289A07 TO 0995 sqmS$780,000S$8,211 psm×0.997S$8,186 psm
Jan 2026Blk 306B10 TO 1293 sqmS$732,000S$7,871 psm×0.997S$7,848 psm
Jan 2026Blk 208C07 TO 0992 sqmS$672,888S$7,314 psm×0.997S$7,292 psm
Jan 2026Blk 288A01 TO 0399 sqmS$713,000S$7,202 psm×0.997S$7,181 psm
Jan 2026Blk 274D10 TO 1293 sqmS$790,000S$8,495 psm×0.997S$8,470 psm
Jan 2026Blk 207D07 TO 0992 sqmS$695,000S$7,554 psm×0.997S$7,532 psm
Dec 2025Blk 301D01 TO 0393 sqmS$682,000S$7,333 psm×0.996S$7,305 psm
Dec 2025Blk 274C16 TO 1894 sqmS$787,000S$8,372 psm×0.996S$8,339 psm
Dec 2025Blk 210B01 TO 0392 sqmS$588,000S$6,391 psm×0.996S$6,366 psm
Dec 2025Blk 288A04 TO 0699 sqmS$750,000S$7,576 psm×0.996S$7,546 psm
Dec 2025Blk 209B04 TO 0692 sqmS$605,000S$6,576 psm×0.996S$6,550 psm
Dec 2025Blk 288C07 TO 0997 sqmS$775,000S$7,990 psm×0.996S$7,958 psm
Nov 2025Blk 301D01 TO 0393 sqmS$680,000S$7,312 psm×0.996S$7,283 psm
Nov 2025Blk 274C13 TO 1593 sqmS$833,000S$8,957 psm×0.996S$8,922 psm
Nov 2025Blk 306B13 TO 1593 sqmS$750,000S$8,065 psm×0.996S$8,033 psm
Nov 2025Blk 274C13 TO 1594 sqmS$838,000S$8,915 psm×0.996S$8,880 psm

How accurate is this estimate for Punggol Pl?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Punggol Pl 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.

5.57% gross yield

S$40,800 of rent a year against the estimate above · 0.13 points below flats like it

Homes like this rent for about S$3,400 a month, the middle of 81 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

ApprovedBlockFlatRent a month
Sept 2026274C4 ROOMS$3,900
Sept 2026274A4 ROOMS$3,700
Sept 2026289B4 ROOMS$3,500
Sept 2026274D4 ROOMS$3,500
Sept 2026306A4 ROOMS$3,250
Aug 2026288C4 ROOMS$3,600
Aug 2026288C4 ROOMS$3,500
Aug 2026306C4 ROOMS$3,400

median of 81 HDB rental approvals for 4 ROOM on Punggol Pl since 2025-10.

Buying or selling at S$732,199?

Buying: Stamp duty on S$732,199 · Cash and CPF needed on S$732,199 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$732,199.

Each opens with this figure filled in; change anything there.

Primary schools near 273c Punggol Pl

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 273C · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left
93 sqmS$770,000S$8,280 psm
Feb 2026
Blk 273C · 5 ROOM · 10 TO 12 · Premium Apartment · 87 years left
114 sqmS$960,000S$8,421 psm
Aug 2025
Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left
93 sqmS$788,888S$8,483 psm
Jul 2025
Blk 273C · 4 ROOM · 13 TO 15 · Premium Apartment · 87 years left
93 sqmS$808,000S$8,688 psm
Aug 2024
Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left
93 sqmS$723,000S$7,774 psm
May 2024
Blk 273C · 5 ROOM · 01 TO 03 · Premium Apartment · 88 years left
113 sqmS$820,000S$7,257 psm
Jan 2024
Blk 273C · 5 ROOM · 07 TO 09 · Premium Apartment · 89 years left
114 sqmS$820,000S$7,193 psm
Dec 2023
Blk 273C · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left
93 sqmS$680,000S$7,312 psm
Nov 2023
Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left
93 sqmS$722,000S$7,763 psm
Sept 2023
Blk 273C · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left
93 sqmS$715,000S$7,688 psm
Aug 2023
Blk 273C · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left
93 sqmS$678,000S$7,290 psm
Jun 2023
Blk 273C · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left
117 sqmS$860,000S$7,350 psm
Apr 2023
Blk 273C · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left
113 sqmS$815,000S$7,212 psm
Feb 2023
Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left
93 sqmS$672,888S$7,235 psm
Jul 2022
Blk 273C · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left
113 sqmS$762,000S$6,743 psm
Jul 2022
Blk 273C · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left
93 sqmS$578,000S$6,215 psm
See more

Showing 16 of 45.

Sale prices as filed in caveats.

Where the lease takes this

About 85 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years80 yearsS$687,477S$759,030S$822,045S$836,421
10 years75 yearsS$642,561S$783,279S$918,731S$951,148
20 years65 yearsS$581,740S$864,434S$1,189,260S$1,274,663

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.