Blk 312C Sumang Link
Project page · 99-year lease from 2015
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 313B | 07 TO 09 | 92 sqm | S$685,000 | S$7,446 psm | ×1.000 | S$7,446 psm |
| Aug 2026 | Blk 313C | 10 TO 12 | 92 sqm | S$708,000 | S$7,696 psm | ×1.000 | S$7,696 psm |
| Jul 2026 | Blk 313A | 07 TO 09 | 92 sqm | S$700,000 | S$7,609 psm | ×1.000 | S$7,609 psm |
| Jul 2026 | Blk 313C | 01 TO 03 | 92 sqm | S$635,000 | S$6,902 psm | ×1.000 | S$6,902 psm |
| Jun 2026 | Blk 313C | 16 TO 18 | 92 sqm | S$700,000 | S$7,609 psm | ×1.000 | S$7,609 psm |
| May 2026 | Blk 313C | 04 TO 06 | 92 sqm | S$698,000 | S$7,587 psm | ×1.000 | S$7,587 psm |
| May 2026 | Blk 313C | 13 TO 15 | 92 sqm | S$720,000 | S$7,826 psm | ×1.000 | S$7,826 psm |
| Mar 2026 | Blk 313B | 10 TO 12 | 92 sqm | S$707,000 | S$7,685 psm | ×0.997 | S$7,662 psm |
| Feb 2026 | Blk 312C | 13 TO 15 | 92 sqm | S$685,000 | S$7,446 psm | ×0.997 | S$7,424 psm |
| Feb 2026 | Blk 312B | 04 TO 06 | 92 sqm | S$650,000 | S$7,065 psm | ×0.997 | S$7,044 psm |
| Jan 2026 | Blk 313A | 07 TO 09 | 92 sqm | S$723,000 | S$7,859 psm | ×0.997 | S$7,836 psm |
| Dec 2025 | Blk 313C | 07 TO 09 | 92 sqm | S$672,000 | S$7,304 psm | ×0.996 | S$7,276 psm |
| Dec 2025 | Blk 313C | 10 TO 12 | 92 sqm | S$728,000 | S$7,913 psm | ×0.996 | S$7,882 psm |
| Nov 2025 | Blk 312A | 04 TO 06 | 92 sqm | S$660,000 | S$7,174 psm | ×0.996 | S$7,146 psm |
| Nov 2025 | Blk 313B | 04 TO 06 | 92 sqm | S$680,000 | S$7,391 psm | ×0.996 | S$7,362 psm |
How accurate is this estimate for Sumang Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Sumang Link since.
- Median error
- 1.7%
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.
5.67% gross yield
S$39,600 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 16 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 |
|---|---|---|---|
| Aug 2026 | 312C | 4 ROOM | S$3,300 |
| Jul 2026 | 313C | 4 ROOM | S$3,400 |
| Jul 2026 | 312C | 4 ROOM | S$3,300 |
| Jun 2026 | 312A | 4 ROOM | S$3,400 |
| Jun 2026 | 313A | 4 ROOM | S$3,300 |
| Jun 2026 | 312B | 4 ROOM | S$3,300 |
| May 2026 | 313C | 4 ROOM | S$3,350 |
| May 2026 | 312B | 4 ROOM | S$3,300 |
median of 16 HDB rental approvals for 4 ROOM on Sumang Link since 2025-10.
Buying or selling at S$698,000?
Buying: Stamp duty on S$698,000 · Cash and CPF needed on S$698,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$698,000.
Each opens with this figure filled in; change anything there.
Primary schools near 312c Sumang Link
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 Cove Primary School · 152 m · no 2025 Phase 2C ballot
- Valour Primary School · 440 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 675 m · no 2025 Phase 2C ballot
- Northshore Primary School · 820 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 955 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,238 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,263 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,788 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,878 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,889 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 312C · 5 ROOM · 07 TO 09 · Improved · 88 years left | 112 sqm | S$908,000 | S$8,107 psm |
| Feb 2026 | Blk 312C · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Aug 2025 | Blk 312C · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Apr 2025 | Blk 312C · 5 ROOM · 13 TO 15 · Improved · 89 years left | 112 sqm | S$928,000 | S$8,286 psm |
| Nov 2024 | Blk 312C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$909,888 | S$8,124 psm |
| Jul 2024 | Blk 312C · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$880,000 | S$7,857 psm |
| Jul 2024 | Blk 312C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Jun 2024 | Blk 312C · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$738,000 | S$8,022 psm |
| May 2024 | Blk 312C · 5 ROOM · 16 TO 18 · Improved · 90 years left | 112 sqm | S$870,000 | S$7,768 psm |
| Dec 2023 | Blk 312C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Oct 2023 | Blk 312C · 5 ROOM · 04 TO 06 · Improved · 91 years left | 112 sqm | S$782,888 | S$6,990 psm |
| Sept 2023 | Blk 312C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$645,888 | S$7,021 psm |
| Jul 2023 | Blk 312C · 5 ROOM · 07 TO 09 · Improved · 91 years left | 112 sqm | S$810,000 | S$7,232 psm |
| Jul 2023 | Blk 312C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Dec 2022 | Blk 312C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Dec 2022 | Blk 312C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Dec 2022 | Blk 312C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$571,000 | S$6,207 psm |
| Apr 2022 | Blk 312C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$598,000 | S$6,500 psm |
| Feb 2022 | Blk 312C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Feb 2022 | Blk 312C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Jan 2022 | Blk 312C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jan 2022 | Blk 312C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Oct 2021 | Blk 312C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$650,000 | S$5,804 psm |
| Oct 2021 | Blk 312C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$641,888 | S$5,731 psm |
| Oct 2021 | Blk 312C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$520,000 | S$5,652 psm |
Showing 25 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 312C · 4 ROOM | S$3,300 | — |
| Jul 2026 | Blk 312C · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 312C · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 312C · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 312C · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 312C · 5 ROOM | S$3,200 | — |
| Feb 2025 | Blk 312C · 5 ROOM | S$3,150 | — |
| Nov 2024 | Blk 312C · 5 ROOM | S$3,500 | — |
| Jul 2023 | Blk 312C · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 312C · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 312C · 5 ROOM | S$3,500 | — |
| Aug 2022 | Blk 312C · 5 ROOM | S$3,000 | — |
| May 2021 | Blk 312C · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 312C · 5 ROOM | S$2,100 | — |
| Jan 2021 | Blk 312C · 4 ROOM | S$1,950 | — |
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 87 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 | 82 years | S$655,367 | S$723,578 | S$783,649 | S$797,354 |
| 10 years | 77 years | S$612,549 | S$746,694 | S$875,820 | S$906,722 |
| 20 years | 67 years | S$554,568 | S$824,059 | S$1,133,713 | S$1,215,127 |
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.