Blk 323C Sumang Walk
Project page · 99-year lease from 2020
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 323C | 04 TO 06 | 121 sqm | S$960,000 | S$7,934 psm | ×1.000 | S$7,934 psm |
| Jan 2026 | Blk 323C | 04 TO 06 | 113 sqm | S$825,000 | S$7,301 psm | ×0.997 | S$7,279 psm |
| Dec 2025 | Blk 323C | 07 TO 09 | 113 sqm | S$820,000 | S$7,257 psm | ×0.996 | S$7,228 psm |
How accurate is this estimate for Sumang Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 86 sales in Sumang Walk since.
- Median error
- 2.9%
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.
5.07% gross yield
S$41,700 of rent a year against the estimate above · 0.7 points below flats like it
Homes like this rent for about S$3,475 a month, the middle of 12 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 323B | 5 ROOM | S$3,500 |
| Sept 2026 | 217B | 5 ROOM | S$3,400 |
| Aug 2026 | 323A | 5 ROOM | S$3,750 |
| Aug 2026 | 325B | 5 ROOM | S$2,500 |
| Jul 2026 | 325B | 5 ROOM | S$3,500 |
| Jul 2026 | 323C | 5 ROOM | S$3,400 |
| Apr 2026 | 323B | 5 ROOM | S$3,800 |
| Mar 2026 | 322D | 5 ROOM | S$3,650 |
median of 12 HDB rental approvals for 5 ROOM on Sumang Walk since 2025-10.
Buying or selling at S$822,565?
Buying: Stamp duty on S$822,565 · Cash and CPF needed on S$822,565 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$822,565.
Each opens with this figure filled in; change anything there.
Primary schools near 323c Sumang Walk
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 · 119 m · no 2025 Phase 2C ballot
- Valour Primary School · 555 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,092 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 1,112 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,655 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,680 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,935 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 323C · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 121 sqm | S$960,000 | S$7,934 psm |
| Feb 2026 | Blk 323C · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 93 sqm | S$663,000 | S$7,129 psm |
| Jan 2026 | Blk 323C · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Dec 2025 | Blk 323C · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Aug 2025 | Blk 323C · 5 ROOM · 04 TO 06 · 3Gen · 94 years left | 123 sqm | S$925,000 | S$7,520 psm |
| Aug 2025 | Blk 323C · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Jul 2025 | Blk 323C · 5 ROOM · 13 TO 15 · 3Gen · 94 years left | 123 sqm | S$925,000 | S$7,520 psm |
| Jul 2025 | Blk 323C · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Jun 2025 | Blk 323C · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$762,000 | S$8,194 psm |
| May 2025 | Blk 323C · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 93 sqm | S$752,000 | S$8,086 psm |
| Nov 2024 | Blk 323C · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Sept 2024 | Blk 323C · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Aug 2024 | Blk 323C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 121 sqm | S$940,000 | S$7,769 psm |
| Aug 2024 | Blk 323C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Aug 2024 | Blk 323C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jul 2024 | Blk 323C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 121 sqm | S$938,000 | S$7,752 psm |
| Jul 2024 | Blk 323C · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 113 sqm | S$905,000 | S$8,009 psm |
| Jul 2024 | Blk 323C · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$698,000 | S$7,505 psm |
| Jul 2024 | Blk 323C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jun 2024 | Blk 323C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Jun 2024 | Blk 323C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Jun 2024 | Blk 323C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$678,000 | S$7,290 psm |
| May 2024 | Blk 323C · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Apr 2024 | Blk 323C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Mar 2024 | Blk 323C · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Feb 2024 | Blk 323C · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 122 sqm | S$910,000 | S$7,459 psm |
| Feb 2024 | Blk 323C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$765,000 | S$6,770 psm |
| Feb 2024 | Blk 323C · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jan 2024 | Blk 323C · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Dec 2023 | Blk 323C · 5 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 113 sqm | S$908,888 | S$8,043 psm |
| Dec 2023 | Blk 323C · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 121 sqm | S$850,000 | S$7,025 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 323C · 4 ROOM | S$3,700 | — |
| Jul 2026 | Blk 323C · 5 ROOM | S$3,400 | — |
| Jul 2024 | Blk 323C · 5 ROOM | S$3,500 | — |
| Jun 2024 | Blk 323C · 4 ROOM | S$3,200 | — |
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 92 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 | 87 years | S$782,014 | S$863,406 | S$935,086 | S$951,439 |
| 10 years | 82 years | S$734,249 | S$895,045 | S$1,049,826 | S$1,086,868 |
| 20 years | 72 years | S$647,672 | S$962,407 | S$1,324,047 | S$1,419,130 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.