homequant
HDB · 823603

Blk 603C Punggol Rd

Project page · 99-year lease from 2012

Indicative value range
S$627,666 – S$678,252
Indicative mid S$657,694 · S$7,149 psm

Based on 30 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 195D16 TO 1890 sqmS$645,000S$7,167 psm×1.000S$7,167 psm
Sept 2026Blk 305A07 TO 0992 sqmS$740,000S$8,043 psm×1.000S$8,043 psm
Sept 2026Blk 603C04 TO 0692 sqmS$658,000S$7,152 psm×1.000S$7,152 psm
Jul 2026Blk 195B10 TO 1290 sqmS$631,888S$7,021 psm×1.000S$7,021 psm
Jul 2026Blk 603B04 TO 0693 sqmS$638,000S$6,860 psm×1.000S$6,860 psm
Jul 2026Blk 604C13 TO 1592 sqmS$680,000S$7,391 psm×1.000S$7,391 psm
Jun 2026Blk 195A01 TO 0390 sqmS$600,000S$6,667 psm×1.000S$6,667 psm
Jun 2026Blk 305A10 TO 1293 sqmS$725,000S$7,796 psm×1.000S$7,796 psm
Jun 2026Blk 305A07 TO 0995 sqmS$728,000S$7,663 psm×1.000S$7,663 psm
Jun 2026Blk 305B10 TO 1293 sqmS$741,000S$7,968 psm×1.000S$7,968 psm
May 2026Blk 305B07 TO 0992 sqmS$710,000S$7,717 psm×1.000S$7,717 psm
May 2026Blk 195C01 TO 0390 sqmS$568,000S$6,311 psm×1.000S$6,311 psm
May 2026Blk 195E04 TO 0690 sqmS$612,888S$6,810 psm×1.000S$6,810 psm
Apr 2026Blk 603C07 TO 0992 sqmS$670,000S$7,283 psm×1.000S$7,283 psm
Apr 2026Blk 603A01 TO 0393 sqmS$575,000S$6,183 psm×1.000S$6,183 psm
Mar 2026Blk 195A13 TO 1590 sqmS$645,000S$7,167 psm×0.997S$7,146 psm
Mar 2026Blk 603A07 TO 0992 sqmS$675,000S$7,337 psm×0.997S$7,315 psm
Mar 2026Blk 604A13 TO 1593 sqmS$675,000S$7,258 psm×0.997S$7,237 psm
Mar 2026Blk 305B07 TO 0996 sqmS$678,888S$7,072 psm×0.997S$7,051 psm
Feb 2026Blk 305A04 TO 0693 sqmS$670,000S$7,204 psm×0.997S$7,183 psm
Feb 2026Blk 195C04 TO 0690 sqmS$577,000S$6,411 psm×0.997S$6,392 psm
Jan 2026Blk 195D01 TO 0390 sqmS$603,000S$6,700 psm×0.997S$6,680 psm
Jan 2026Blk 603B01 TO 0393 sqmS$608,000S$6,538 psm×0.997S$6,518 psm
Jan 2026Blk 604A10 TO 1292 sqmS$690,000S$7,500 psm×0.997S$7,478 psm
Jan 2026Blk 603B07 TO 0993 sqmS$628,888S$6,762 psm×0.997S$6,742 psm
Dec 2025Blk 195B13 TO 1590 sqmS$638,000S$7,089 psm×0.996S$7,061 psm
Dec 2025Blk 195B07 TO 0990 sqmS$625,888S$6,954 psm×0.996S$6,927 psm
Dec 2025Blk 603B04 TO 0692 sqmS$635,000S$6,902 psm×0.996S$6,875 psm
Dec 2025Blk 604A07 TO 0992 sqmS$672,000S$7,304 psm×0.996S$7,276 psm
Nov 2025Blk 604A07 TO 0992 sqmS$685,000S$7,446 psm×0.996S$7,416 psm

How accurate is this estimate for Punggol Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 34 sales in Punggol Rd since.

Median error
3.1%

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.

5.84% gross yield

S$38,400 of rent a year against the estimate above · 0.13 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 50 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 2026604B4 ROOMS$3,400
Sept 2026305B4 ROOMS$3,350
Sept 2026603B4 ROOMS$3,300
Sept 2026603B4 ROOMS$3,100
Aug 2026305B4 ROOMS$3,400
Aug 2026604B4 ROOMS$3,300
Aug 2026305A4 ROOMS$3,300
Aug 2026195E4 ROOMS$3,200

median of 50 HDB rental approvals for 4 ROOM on Punggol Rd since 2025-10.

Buying or selling at S$657,694?

Buying: Stamp duty on S$657,694 · Cash and CPF needed on S$657,694 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$657,694.

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

Primary schools near 603c Punggol Rd

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
Sept 2026
Blk 603C · 4 ROOM · 04 TO 06 · Model A · 85 years left
92 sqmS$658,000S$7,152 psm
Jun 2026
Blk 603C · 3 ROOM · 04 TO 06 · Model A · 85 years left
68 sqmS$525,000S$7,721 psm
Apr 2026
Blk 603C · 4 ROOM · 07 TO 09 · Model A · 86 years left
92 sqmS$670,000S$7,283 psm
Jul 2024
Blk 603C · 3 ROOM · 07 TO 09 · Model A · 87 years left
68 sqmS$480,000S$7,059 psm
Jun 2024
Blk 603C · 4 ROOM · 01 TO 03 · Model A · 87 years left
92 sqmS$562,000S$6,109 psm
Mar 2024
Blk 603C · 4 ROOM · 07 TO 09 · Model A · 88 years left
92 sqmS$588,000S$6,391 psm
Feb 2024
Blk 603C · 4 ROOM · 10 TO 12 · Model A · 88 years left
92 sqmS$675,000S$7,337 psm
Feb 2023
Blk 603C · 3 ROOM · 01 TO 03 · Model A · 89 years left
excluded: outlier
68 sqmS$408,000S$6,000 psm
Jan 2023
Blk 603C · 3 ROOM · 13 TO 15 · Model A · 89 years left
68 sqmS$473,000S$6,956 psm
Dec 2022
Blk 603C · 3 ROOM · 13 TO 15 · Model A · 89 years left
68 sqmS$470,000S$6,912 psm
Nov 2022
Blk 603C · 4 ROOM · 04 TO 06 · Model A · 89 years left
92 sqmS$495,000S$5,380 psm
Oct 2022
Blk 603C · 4 ROOM · 07 TO 09 · Model A · 89 years left
93 sqmS$548,000S$5,892 psm
Aug 2022
Blk 603C · 4 ROOM · 13 TO 15 · Model A · 89 years left
92 sqmS$558,444S$6,070 psm
Jun 2022
Blk 603C · 3 ROOM · 13 TO 15 · Model A · 89 years left
68 sqmS$445,000S$6,544 psm
Apr 2022
Blk 603C · 4 ROOM · 13 TO 15 · Model A · 89 years left
93 sqmS$540,000S$5,806 psm
Mar 2022
Blk 603C · 3 ROOM · 07 TO 09 · Model A · 90 years left
68 sqmS$435,000S$6,397 psm
Oct 2021
Blk 603C · 4 ROOM · 07 TO 09 · Model A · 90 years left
92 sqmS$466,888S$5,075 psm
See more

Showing 17 of 41.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years79 yearsS$614,724S$678,705S$735,051S$747,906
10 years74 yearsS$580,145S$707,193S$829,489S$858,756
20 years64 yearsS$539,161S$801,164S$1,102,215S$1,181,367

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.