Blk 601C Punggol Ctrl
Project page · 99-year lease from 2012
Based on 47 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 303A | 04 TO 06 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| Sept 2026 | Blk 162B | 13 TO 15 | 95 sqm | S$628,000 | S$6,611 psm | ×1.000 | S$6,611 psm |
| Sept 2026 | Blk 298 | 07 TO 09 | 91 sqm | S$620,000 | S$6,813 psm | ×1.000 | S$6,813 psm |
| Sept 2026 | Blk 295 | 01 TO 03 | 90 sqm | S$561,000 | S$6,233 psm | ×1.000 | S$6,233 psm |
| Sept 2026 | Blk 301C | 13 TO 15 | 93 sqm | S$716,000 | S$7,699 psm | ×1.000 | S$7,699 psm |
| Sept 2026 | Blk 303A | 07 TO 09 | 94 sqm | S$730,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Sept 2026 | Blk 601A | 10 TO 12 | 93 sqm | S$688,000 | S$7,398 psm | ×1.000 | S$7,398 psm |
| Sept 2026 | Blk 303C | 04 TO 06 | 93 sqm | S$685,000 | S$7,366 psm | ×1.000 | S$7,366 psm |
| Aug 2026 | Blk 602B | 07 TO 09 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Aug 2026 | Blk 622C | 16 TO 18 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Aug 2026 | Blk 165A | 16 TO 18 | 95 sqm | S$585,000 | S$6,158 psm | ×1.000 | S$6,158 psm |
| Aug 2026 | Blk 624A | 07 TO 09 | 96 sqm | S$648,000 | S$6,750 psm | ×1.000 | S$6,750 psm |
| Aug 2026 | Blk 601B | 13 TO 15 | 94 sqm | S$668,888 | S$7,116 psm | ×1.000 | S$7,116 psm |
| Aug 2026 | Blk 624B | 01 TO 03 | 95 sqm | S$615,000 | S$6,474 psm | ×1.000 | S$6,474 psm |
| Aug 2026 | Blk 303A | 10 TO 12 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| Aug 2026 | Blk 301A | 01 TO 03 | 94 sqm | S$600,888 | S$6,392 psm | ×1.000 | S$6,392 psm |
| Jul 2026 | Blk 624A | 07 TO 09 | 95 sqm | S$666,000 | S$7,011 psm | ×1.000 | S$7,011 psm |
| Jul 2026 | Blk 623A | 13 TO 15 | 95 sqm | S$675,000 | S$7,105 psm | ×1.000 | S$7,105 psm |
| Jun 2026 | Blk 163A | 13 TO 15 | 95 sqm | S$620,800 | S$6,535 psm | ×1.000 | S$6,535 psm |
| Jun 2026 | Blk 622A | 04 TO 06 | 94 sqm | S$640,000 | S$6,809 psm | ×1.000 | S$6,809 psm |
| Jun 2026 | Blk 301A | 07 TO 09 | 94 sqm | S$728,000 | S$7,745 psm | ×1.000 | S$7,745 psm |
| Jun 2026 | Blk 623A | 13 TO 15 | 94 sqm | S$670,000 | S$7,128 psm | ×1.000 | S$7,128 psm |
| Jun 2026 | Blk 623B | 10 TO 12 | 95 sqm | S$635,000 | S$6,684 psm | ×1.000 | S$6,684 psm |
| Jun 2026 | Blk 622C | 04 TO 06 | 95 sqm | S$645,000 | S$6,789 psm | ×1.000 | S$6,789 psm |
| Jun 2026 | Blk 303C | 10 TO 12 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| Jun 2026 | Blk 646 | 01 TO 03 | 90 sqm | S$543,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| May 2026 | Blk 624A | 10 TO 12 | 95 sqm | S$645,000 | S$6,789 psm | ×1.000 | S$6,789 psm |
| May 2026 | Blk 299 | 01 TO 03 | 94 sqm | S$565,000 | S$6,011 psm | ×1.000 | S$6,011 psm |
| Apr 2026 | Blk 299 | 07 TO 09 | 94 sqm | S$610,000 | S$6,489 psm | ×1.000 | S$6,489 psm |
| Apr 2026 | Blk 303B | 01 TO 03 | 94 sqm | S$640,000 | S$6,809 psm | ×1.000 | S$6,809 psm |
| Apr 2026 | Blk 602B | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Mar 2026 | Blk 624A | 01 TO 03 | 95 sqm | S$618,000 | S$6,505 psm | ×0.997 | S$6,486 psm |
| Mar 2026 | Blk 161B | 07 TO 09 | 95 sqm | S$615,000 | S$6,474 psm | ×0.997 | S$6,455 psm |
| Mar 2026 | Blk 647 | 07 TO 09 | 90 sqm | S$595,000 | S$6,611 psm | ×0.997 | S$6,592 psm |
| Mar 2026 | Blk 623C | 07 TO 09 | 94 sqm | S$655,000 | S$6,968 psm | ×0.997 | S$6,948 psm |
| Mar 2026 | Blk 303B | 10 TO 12 | 93 sqm | S$725,000 | S$7,796 psm | ×0.997 | S$7,773 psm |
| Mar 2026 | Blk 623A | 07 TO 09 | 94 sqm | S$640,000 | S$6,809 psm | ×0.997 | S$6,788 psm |
| Mar 2026 | Blk 602A | 16 TO 18 | 94 sqm | S$715,888 | S$7,616 psm | ×0.997 | S$7,593 psm |
| Feb 2026 | Blk 165B | 13 TO 15 | 94 sqm | S$620,000 | S$6,596 psm | ×0.997 | S$6,576 psm |
| Feb 2026 | Blk 624A | 01 TO 03 | 95 sqm | S$635,000 | S$6,684 psm | ×0.997 | S$6,664 psm |
| Jan 2026 | Blk 301A | 10 TO 12 | 93 sqm | S$722,000 | S$7,763 psm | ×0.997 | S$7,741 psm |
| Dec 2025 | Blk 165A | 07 TO 09 | 95 sqm | S$608,000 | S$6,400 psm | ×0.996 | S$6,375 psm |
| Dec 2025 | Blk 297 | 13 TO 15 | 95 sqm | S$644,888 | S$6,788 psm | ×0.996 | S$6,762 psm |
| Dec 2025 | Blk 602A | 10 TO 12 | 93 sqm | S$661,888 | S$7,117 psm | ×0.996 | S$7,089 psm |
| Nov 2025 | Blk 160A | 13 TO 15 | 95 sqm | S$638,000 | S$6,716 psm | ×0.996 | S$6,689 psm |
| Nov 2025 | Blk 297 | 04 TO 06 | 94 sqm | S$618,000 | S$6,574 psm | ×0.996 | S$6,549 psm |
| Nov 2025 | Blk 624A | 13 TO 15 | 96 sqm | S$708,000 | S$7,375 psm | ×0.996 | S$7,346 psm |
How accurate is this estimate for Punggol Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 135 sales in Punggol Ctrl since.
- Median error
- 2.6%
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.
6.06% gross yield
S$38,400 of rent a year against the estimate above · 0.35 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 82 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 | 622B | 4 ROOM | S$3,400 |
| Sept 2026 | 652 | 4 ROOM | S$3,300 |
| Sept 2026 | 624B | 4 ROOM | S$3,200 |
| Sept 2026 | 646 | 4 ROOM | S$3,000 |
| Sept 2026 | 649 | 4 ROOM | S$2,900 |
| Sept 2026 | 161A | 4 ROOM | S$2,650 |
| Aug 2026 | 301B | 4 ROOM | S$3,500 |
| Aug 2026 | 297 | 4 ROOM | S$3,300 |
median of 82 HDB rental approvals for 4 ROOM on Punggol Ctrl since 2025-10.
Buying or selling at S$633,191?
Buying: Stamp duty on S$633,191 · Cash and CPF needed on S$633,191 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$633,191.
Each opens with this figure filled in; change anything there.
Primary schools near 601c Punggol Ctrl
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 · 195 m · no 2025 Phase 2C ballot
- Oasis Primary School · 308 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 352 m · no 2025 Phase 2C ballot
- Horizon Primary School · 537 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 780 m · no 2025 Phase 2C ballot
- Mee Toh School · 785 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 997 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,005 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,037 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Waterway Primary School · 1,117 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,319 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,382 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,669 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,672 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,697 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 601C · 3 ROOM · 01 TO 03 · Model A · 85 years left | 70 sqm | S$516,000 | S$7,371 psm |
| Jan 2026 | Blk 601C · 3 ROOM · 01 TO 03 · Model A · 86 years left | 70 sqm | S$525,000 | S$7,500 psm |
| Dec 2025 | Blk 601C · 2 ROOM · 01 TO 03 · Model A · 86 years left | 50 sqm | S$375,000 | S$7,500 psm |
| Dec 2025 | Blk 601C · 2 ROOM · 07 TO 09 · Model A · 86 years left | 50 sqm | S$415,000 | S$8,300 psm |
| Jul 2025 | Blk 601C · 4 ROOM · 10 TO 12 · Model A · 86 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Jun 2025 | Blk 601C · 4 ROOM · 01 TO 03 · Model A · 86 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Oct 2024 | Blk 601C · 3 ROOM · 07 TO 09 · Model A · 87 years left | 70 sqm | S$522,888 | S$7,470 psm |
| Jul 2024 | Blk 601C · 4 ROOM · 07 TO 09 · Model A · 87 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Mar 2024 | Blk 601C · 3 ROOM · 13 TO 15 · Model A · 87 years left | 70 sqm | S$490,000 | S$7,000 psm |
| Feb 2024 | Blk 601C · 4 ROOM · 16 TO 18 · Model A · 88 years left | 94 sqm | S$595,000 | S$6,330 psm |
| Aug 2023 | Blk 601C · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$568,000 | S$6,108 psm |
| May 2023 | Blk 601C · 4 ROOM · 13 TO 15 · Model A · 88 years left | 94 sqm | S$596,888 | S$6,350 psm |
| Apr 2023 | Blk 601C · 3 ROOM · 13 TO 15 · Model A · 88 years left | 70 sqm | S$483,000 | S$6,900 psm |
| Nov 2022 | Blk 601C · 2 ROOM · 07 TO 09 · Model A · 89 years left | 50 sqm | S$330,000 | S$6,600 psm |
| Feb 2022 | Blk 601C · 4 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 93 sqm | S$425,000 | S$4,570 psm |
| Dec 2021 | Blk 601C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Dec 2021 | Blk 601C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$505,000 | S$5,430 psm |
Showing 17 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 601C · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 601C · 3 ROOM | S$2,700 | — |
| Mar 2026 | Blk 601C · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 601C · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 601C · 3 ROOM | S$2,950 | — |
| Apr 2025 | Blk 601C · 3 ROOM | S$3,400 | — |
| Apr 2025 | Blk 601C · 3 ROOM | S$2,600 | — |
| Nov 2024 | Blk 601C · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 601C · 2 ROOM | S$2,350 | — |
| Mar 2024 | Blk 601C · 3 ROOM | S$2,950 | — |
| Jan 2024 | Blk 601C · 4 ROOM | S$3,300 | — |
| Nov 2023 | Blk 601C · 2 ROOM | S$2,700 | — |
| May 2023 | Blk 601C · 3 ROOM | S$3,400 | — |
| May 2023 | Blk 601C · 3 ROOM | S$2,500 | — |
| Aug 2022 | Blk 601C · 3 ROOM | S$2,800 | — |
| May 2022 | Blk 601C · 3 ROOM | S$1,900 | — |
| Nov 2021 | Blk 601C · 3 ROOM | S$2,300 | — |
| Jul 2021 | Blk 601C · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 601C · 3 ROOM | S$1,900 | — |
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 84 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 | 79 years | S$591,823 | S$653,420 | S$707,666 | S$720,043 |
| 10 years | 74 years | S$558,531 | S$680,846 | S$798,586 | S$826,763 |
| 20 years | 64 years | S$519,074 | S$771,316 | S$1,061,151 | S$1,137,355 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.