Blk 289C Punggol Pl
Project page · 99-year lease from 2013
Based on 15 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 288A | 07 TO 09 | 112 sqm | S$955,000 | S$8,527 psm | ×1.000 | S$8,527 psm |
| Sept 2026 | Blk 289D | 07 TO 09 | 112 sqm | S$988,000 | S$8,821 psm | ×1.000 | S$8,821 psm |
| Jul 2026 | Blk 289D | 01 TO 03 | 115 sqm | S$958,000 | S$8,330 psm | ×1.000 | S$8,330 psm |
| Jul 2026 | Blk 274B | 10 TO 12 | 113 sqm | S$980,000 | S$8,673 psm | ×1.000 | S$8,673 psm |
| Jul 2026 | Blk 207A | 13 TO 15 | 112 sqm | S$863,888 | S$7,713 psm | ×1.000 | S$7,713 psm |
| Jun 2026 | Blk 274B | 13 TO 15 | 117 sqm | S$994,000 | S$8,496 psm | ×1.000 | S$8,496 psm |
| Jun 2026 | Blk 289D | 07 TO 09 | 116 sqm | S$940,000 | S$8,103 psm | ×1.000 | S$8,103 psm |
| Jun 2026 | Blk 207D | 10 TO 12 | 112 sqm | S$832,000 | S$7,429 psm | ×1.000 | S$7,429 psm |
| May 2026 | Blk 207B | 04 TO 06 | 112 sqm | S$855,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Apr 2026 | Blk 273B | 04 TO 06 | 114 sqm | S$880,000 | S$7,719 psm | ×1.000 | S$7,719 psm |
| Mar 2026 | Blk 207B | 13 TO 15 | 112 sqm | S$859,000 | S$7,670 psm | ×0.997 | S$7,647 psm |
| Feb 2026 | Blk 207B | 07 TO 09 | 112 sqm | S$852,000 | S$7,607 psm | ×0.997 | S$7,585 psm |
| Feb 2026 | Blk 273C | 10 TO 12 | 114 sqm | S$960,000 | S$8,421 psm | ×0.997 | S$8,396 psm |
| Feb 2026 | Blk 289D | 10 TO 12 | 112 sqm | S$927,500 | S$8,281 psm | ×0.997 | S$8,257 psm |
| Jan 2026 | Blk 288A | 10 TO 12 | 116 sqm | S$975,000 | S$8,405 psm | ×0.997 | S$8,380 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.
4.54% gross yield
S$42,000 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 12 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 | 273B | 5 ROOM | S$3,700 |
| Jul 2026 | 207D | 5 ROOM | S$2,400 |
| Jun 2026 | 207D | 5 ROOM | S$3,600 |
| May 2026 | 274B | 5 ROOM | S$3,850 |
| Mar 2026 | 289D | 5 ROOM | S$3,200 |
| Feb 2026 | 273B | 5 ROOM | S$3,500 |
| Jan 2026 | 289D | 5 ROOM | S$3,700 |
| Jan 2026 | 207B | 5 ROOM | S$3,300 |
median of 12 HDB rental approvals for 5 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$924,764?
Buying: Stamp duty on S$924,764 · Cash and CPF needed on S$924,764 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$924,764.
Each opens with this figure filled in; change anything there.
Primary schools near 289c 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
- Edgefield Primary School · 388 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 419 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 492 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 704 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 823 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 824 m · no 2025 Phase 2C ballot
- Mee Toh School · 840 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 929 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Horizon Primary School · 977 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Greendale Primary School · 1,089 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Cove Primary School · 1,137 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,345 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,467 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,579 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,592 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,673 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,780 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 289C · 5 ROOM · 01 TO 03 · Premium Apartment · 87 years left | 111 sqm | S$800,000 | S$7,207 psm |
| Oct 2025 | Blk 289C · 4 ROOM · 01 TO 03 · Premium Apartment · 87 years left | 96 sqm | S$710,000 | S$7,396 psm |
| Apr 2025 | Blk 289C · 5 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 111 sqm | S$900,000 | S$8,108 psm |
| Jan 2025 | Blk 289C · 4 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 96 sqm | S$750,000 | S$7,813 psm |
| Dec 2024 | Blk 289C · 5 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 111 sqm | S$850,000 | S$7,658 psm |
| Sept 2024 | Blk 289C · 5 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 112 sqm | S$860,000 | S$7,679 psm |
| Aug 2024 | Blk 289C · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 96 sqm | S$750,168 | S$7,814 psm |
| Aug 2024 | Blk 289C · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 98 sqm | S$725,000 | S$7,398 psm |
| May 2024 | Blk 289C · 5 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 116 sqm | S$900,000 | S$7,759 psm |
| May 2024 | Blk 289C · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 98 sqm | S$688,888 | S$7,029 psm |
| Dec 2023 | Blk 289C · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 96 sqm | S$685,000 | S$7,135 psm |
| Nov 2023 | Blk 289C · 5 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 116 sqm | S$852,788 | S$7,352 psm |
| Nov 2023 | Blk 289C · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 96 sqm | S$700,000 | S$7,292 psm |
| Mar 2023 | Blk 289C · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 96 sqm | S$635,000 | S$6,615 psm |
| Sept 2022 | Blk 289C · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 116 sqm | S$805,000 | S$6,940 psm |
| Sept 2022 | Blk 289C · 5 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 112 sqm | S$750,000 | S$6,696 psm |
| Sept 2022 | Blk 289C · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 96 sqm | S$607,888 | S$6,332 psm |
| Jul 2022 | Blk 289C · 5 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 111 sqm | S$725,000 | S$6,532 psm |
| Feb 2022 | Blk 289C · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 115 sqm | S$640,000 | S$5,565 psm |
| Jan 2022 | Blk 289C · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 116 sqm | S$728,000 | S$6,276 psm |
| Oct 2021 | Blk 289C · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 111 sqm | S$620,000 | S$5,586 psm |
Showing 21 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 289C · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 289C · 4 ROOM | S$3,900 | — |
| Dec 2024 | Blk 289C · 4 ROOM | S$2,200 | — |
| Nov 2024 | Blk 289C · 4 ROOM | S$3,900 | — |
| Nov 2024 | Blk 289C · 5 ROOM | S$3,400 | — |
| Mar 2023 | Blk 289C · 5 ROOM | S$4,100 | — |
| Dec 2022 | Blk 289C · 4 ROOM | S$2,200 | — |
| Nov 2022 | Blk 289C · 4 ROOM | S$4,000 | — |
| Apr 2022 | Blk 289C · 5 ROOM | S$2,650 | — |
| Jan 2022 | Blk 289C · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 289C · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 289C · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 289C · 5 ROOM | S$2,150 | — |
| Jan 2021 | Blk 289C · 5 ROOM | S$2,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 80 years | S$868,280 | S$958,651 | S$1,038,238 | S$1,056,396 |
| 10 years | 75 years | S$811,551 | S$989,277 | S$1,160,353 | S$1,201,294 |
| 20 years | 65 years | S$734,734 | S$1,091,776 | S$1,502,029 | S$1,609,893 |
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.