Blk 659C Punggol East
Project page · 99-year lease from 2018
Based on 3 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 659C | 10 TO 12 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| Jul 2026 | Blk 659C | 10 TO 12 | 47 sqm | S$385,000 | S$8,191 psm | ×1.000 | S$8,191 psm |
| Feb 2026 | Blk 659B | 04 TO 06 | 47 sqm | S$372,000 | S$7,915 psm | ×0.997 | S$7,892 psm |
How accurate is this estimate for Punggol East?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Punggol East 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.
7.48% gross yield
S$28,800 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$2,400 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 659C | 2 ROOM | S$2,500 |
| Sept 2026 | 657A | 2 ROOM | S$2,200 |
| Jun 2026 | 659B | 2 ROOM | S$2,400 |
| Mar 2026 | 659C | 2 ROOM | S$2,450 |
| Jan 2026 | 659C | 2 ROOM | S$2,350 |
| Dec 2025 | 659B | 2 ROOM | S$2,400 |
| Oct 2025 | 659B | 2 ROOM | S$2,200 |
median of 7 HDB rental approvals for 2 ROOM on Punggol East since 2025-10.
Buying or selling at S$385,000?
Buying: Stamp duty on S$385,000 · Cash and CPF needed on S$385,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$385,000.
Each opens with this figure filled in; change anything there.
Primary schools near 659c Punggol East
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
- Waterway Primary School · 162 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 593 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 841 m · no 2025 Phase 2C ballot
- Oasis Primary School · 917 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,200 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,268 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,526 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,735 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 659C · 2 ROOM · 10 TO 12 · Model A · 91 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Jul 2026 | Blk 659C · 2 ROOM · 10 TO 12 · Model A · 91 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Jun 2026 | Blk 659C · 2 ROOM · 04 TO 06 · Model A · 92 years left | 38 sqm | S$345,000 | S$9,079 psm |
| Aug 2025 | Blk 659C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$598,000 | S$6,430 psm |
| Aug 2025 | Blk 659C · 2 ROOM · 13 TO 15 · Model A · 92 years left | 38 sqm | S$355,000 | S$9,342 psm |
| Jun 2025 | Blk 659C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$645,800 | S$6,944 psm |
| May 2025 | Blk 659C · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$516,000 | S$7,588 psm |
| Mar 2025 | Blk 659C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Feb 2025 | Blk 659C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Feb 2025 | Blk 659C · 2 ROOM · 01 TO 03 · Model A · 93 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Dec 2024 | Blk 659C · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Nov 2024 | Blk 659C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Sept 2024 | Blk 659C · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$497,000 | S$7,309 psm |
| Aug 2024 | Blk 659C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$594,000 | S$6,387 psm |
| Jun 2024 | Blk 659C · 2 ROOM · 19 TO 21 · 2-room · 94 years left | 38 sqm | S$332,000 | S$8,737 psm |
| Mar 2024 | Blk 659C · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jan 2024 | Blk 659C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2024 | Blk 659C · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$446,000 | S$6,559 psm |
| Jan 2024 | Blk 659C · 2 ROOM · 13 TO 15 · 2-room · 94 years left | 38 sqm | S$325,000 | S$8,553 psm |
| Nov 2023 | Blk 659C · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Sept 2023 | Blk 659C · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$352,500 | S$7,500 psm |
| Sept 2023 | Blk 659C · 2 ROOM · 07 TO 09 · Model A · 94 years left | 38 sqm | S$308,000 | S$8,105 psm |
| Aug 2023 | Blk 659C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$533,000 | S$5,731 psm |
| Aug 2023 | Blk 659C · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Aug 2023 | Blk 659C · 2 ROOM · 04 TO 06 · Model A · 94 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Jul 2023 | Blk 659C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$593,888 | S$6,386 psm |
| Jul 2023 | Blk 659C · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Jun 2023 | Blk 659C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$555,000 | S$5,968 psm |
| May 2023 | Blk 659C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$455,888 | S$6,704 psm |
| Apr 2023 | Blk 659C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Feb 2023 | Blk 659C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Feb 2023 | Blk 659C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Feb 2023 | Blk 659C · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Jan 2023 | Blk 659C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jan 2023 | Blk 659C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 659C · 2 ROOM | S$2,500 | — |
| Mar 2026 | Blk 659C · 2 ROOM | S$2,450 | — |
| Jan 2026 | Blk 659C · 2 ROOM | S$2,350 | — |
| Dec 2025 | Blk 659C · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 659C · 2 ROOM | S$2,200 | — |
| Feb 2025 | Blk 659C · 2 ROOM | S$2,350 | — |
| Jan 2025 | Blk 659C · 2 ROOM | S$2,100 | — |
| Nov 2024 | Blk 659C · 2 ROOM | S$2,300 | — |
| Aug 2024 | Blk 659C · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 659C · 2 ROOM | S$1,950 | — |
| Apr 2024 | Blk 659C · 2 ROOM | S$1,950 | — |
| Feb 2024 | Blk 659C · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 659C · 4 ROOM | S$3,300 | — |
| Jun 2023 | Blk 659C · 2 ROOM | S$2,200 | — |
| Mar 2023 | Blk 659C · 2 ROOM | S$2,200 | — |
| Feb 2022 | Blk 659C · 2 ROOM | S$2,200 | — |
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 90 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 | 85 years | S$366,020 | S$404,116 | S$437,665 | S$445,319 |
| 10 years | 80 years | S$343,664 | S$418,924 | S$491,369 | S$508,706 |
| 20 years | 70 years | S$303,142 | S$450,453 | S$619,718 | S$664,221 |
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.