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HDB · 823642

Blk 642C Punggol Dr

Project page · 99-year lease from 2005

Indicative value range
S$675,593 – S$740,843
Indicative mid S$703,971 · S$6,342 psm

Based on 20 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 617C07 TO 09113 sqmS$903,888S$7,999 psm×1.000S$7,999 psm
Oct 2026Blk 642B10 TO 12111 sqmS$670,000S$6,036 psm×1.000S$6,036 psm
Sept 2026Blk 617C10 TO 12113 sqmS$910,000S$8,053 psm×1.000S$8,053 psm
Aug 2026Blk 637A13 TO 15110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Aug 2026Blk 642D13 TO 15112 sqmS$692,000S$6,179 psm×1.000S$6,179 psm
Jul 2026Blk 641B10 TO 12110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
Jul 2026Blk 638B01 TO 03110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jun 2026Blk 637A10 TO 12112 sqmS$650,000S$5,804 psm×1.000S$5,804 psm
Jun 2026Blk 617B10 TO 12118 sqmS$960,000S$8,136 psm×1.000S$8,136 psm
Jun 2026Blk 642B07 TO 09110 sqmS$660,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 638B04 TO 06112 sqmS$702,888S$6,276 psm×1.000S$6,276 psm
Apr 2026Blk 638B13 TO 15110 sqmS$700,000S$6,364 psm×1.000S$6,364 psm
Apr 2026Blk 641C07 TO 09111 sqmS$725,000S$6,532 psm×1.000S$6,532 psm
Mar 2026Blk 641B10 TO 12110 sqmS$733,000S$6,664 psm×0.997S$6,644 psm
Mar 2026Blk 638C01 TO 03110 sqmS$670,000S$6,091 psm×0.997S$6,073 psm
Mar 2026Blk 637D13 TO 15112 sqmS$733,888S$6,553 psm×0.997S$6,533 psm
Jan 2026Blk 637D10 TO 12112 sqmS$745,000S$6,652 psm×0.997S$6,632 psm
Dec 2025Blk 638C10 TO 12110 sqmS$698,000S$6,345 psm×0.996S$6,321 psm
Nov 2025Blk 617B04 TO 06118 sqmS$855,000S$7,246 psm×0.996S$7,217 psm
Nov 2025Blk 641A16 TO 18111 sqmS$753,888S$6,792 psm×0.996S$6,765 psm

How accurate is this estimate for Punggol Dr?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 210 sales in Punggol Dr since.

Median error
3.3%

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.

5.54% gross yield

S$39,000 of rent a year against the estimate above · 0.54 points below flats like it

Homes like this rent for about S$3,250 a month, the middle of 89 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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

ApprovedBlockFlatRent a month
Sept 2026617C5 ROOMS$4,200
Sept 2026677D5 ROOMS$3,500
Sept 2026642A5 ROOMS$3,500
Sept 2026638A5 ROOMS$3,400
Sept 2026638B5 ROOMS$3,200
Sept 2026638A5 ROOMS$2,900
Aug 2026677D5 ROOMS$3,550
Aug 2026642B5 ROOMS$3,500

median of 89 HDB rental approvals for 5 ROOM on Punggol Dr since 2025-10.

Buying or selling at S$703,971?

Buying: Stamp duty on S$703,971 · Cash and CPF needed on S$703,971 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$703,971.

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

Primary schools near 642c Punggol Dr

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
Oct 2025
Blk 642C · 4 ROOM · 10 TO 12 · Premium Apartment · 78 years left
90 sqmS$580,000S$6,444 psm
Sept 2025
Blk 642C · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left
111 sqmS$702,500S$6,329 psm
Aug 2024
Blk 642C · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left
110 sqmS$668,000S$6,073 psm
Jun 2024
Blk 642C · 4 ROOM · 01 TO 03 · Premium Apartment · 80 years left
90 sqmS$530,000S$5,889 psm
Jul 2023
Blk 642C · 5 ROOM · 10 TO 12 · Premium Apartment · 81 years left
110 sqmS$600,000S$5,455 psm
Jul 2023
Blk 642C · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left
111 sqmS$582,500S$5,248 psm
Oct 2021
Blk 642C · 5 ROOM · 10 TO 12 · Premium Apartment · 82 years left
111 sqmS$508,000S$4,577 psm
See more

Showing 7 of 65.

Sale prices as filed in caveats.

Where the lease takes this

About 77 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 years72 yearsS$664,371S$733,519S$794,416S$808,309
10 years67 yearsS$637,336S$776,909S$911,260S$943,413
20 years57 yearsS$595,700S$885,179S$1,217,800S$1,305,252

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.