Blk 196D Punggol Field
Project page · 99-year lease from 2003
Based on 25 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 202B | 04 TO 06 | 85 sqm | S$565,000 | S$6,647 psm | ×1.000 | S$6,647 psm |
| Sept 2026 | Blk 106B | 04 TO 06 | 90 sqm | S$580,000 | S$6,444 psm | ×1.000 | S$6,444 psm |
| Sept 2026 | Blk 110C | 07 TO 09 | 85 sqm | S$532,000 | S$6,259 psm | ×1.000 | S$6,259 psm |
| Sept 2026 | Blk 173B | 04 TO 06 | 90 sqm | S$565,000 | S$6,278 psm | ×1.000 | S$6,278 psm |
| Sept 2026 | Blk 175C | 10 TO 12 | 90 sqm | S$605,000 | S$6,722 psm | ×1.000 | S$6,722 psm |
| Aug 2026 | Blk 175A | 04 TO 06 | 90 sqm | S$582,000 | S$6,467 psm | ×1.000 | S$6,467 psm |
| Jul 2026 | Blk 102D | 04 TO 06 | 90 sqm | S$570,000 | S$6,333 psm | ×1.000 | S$6,333 psm |
| Jul 2026 | Blk 102D | 10 TO 12 | 90 sqm | S$585,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Apr 2026 | Blk 110B | 10 TO 12 | 90 sqm | S$533,888 | S$5,932 psm | ×1.000 | S$5,932 psm |
| Mar 2026 | Blk 173C | 10 TO 12 | 90 sqm | S$595,000 | S$6,611 psm | ×0.997 | S$6,592 psm |
| Mar 2026 | Blk 173A | 04 TO 06 | 88 sqm | S$555,888 | S$6,317 psm | ×0.997 | S$6,298 psm |
| Mar 2026 | Blk 196B | 07 TO 09 | 90 sqm | S$582,800 | S$6,476 psm | ×0.997 | S$6,456 psm |
| Mar 2026 | Blk 173A | 10 TO 12 | 88 sqm | S$580,000 | S$6,591 psm | ×0.997 | S$6,571 psm |
| Mar 2026 | Blk 106C | 04 TO 06 | 90 sqm | S$575,000 | S$6,389 psm | ×0.997 | S$6,370 psm |
| Feb 2026 | Blk 101D | 04 TO 06 | 90 sqm | S$570,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
| Jan 2026 | Blk 202A | 04 TO 06 | 85 sqm | S$560,000 | S$6,588 psm | ×0.997 | S$6,569 psm |
| Jan 2026 | Blk 110B | 16 TO 18 | 91 sqm | S$588,000 | S$6,462 psm | ×0.997 | S$6,442 psm |
| Jan 2026 | Blk 199B | 10 TO 12 | 90 sqm | S$588,000 | S$6,533 psm | ×0.997 | S$6,514 psm |
| Jan 2026 | Blk 106C | 13 TO 15 | 85 sqm | S$500,000 | S$5,882 psm | ×0.997 | S$5,865 psm |
| Dec 2025 | Blk 173B | 13 TO 15 | 90 sqm | S$625,000 | S$6,944 psm | ×0.996 | S$6,917 psm |
| Dec 2025 | Blk 199D | 04 TO 06 | 90 sqm | S$582,888 | S$6,477 psm | ×0.996 | S$6,451 psm |
| Nov 2025 | Blk 175B | 07 TO 09 | 90 sqm | S$568,888 | S$6,321 psm | ×0.996 | S$6,296 psm |
| Nov 2025 | Blk 204B | 13 TO 15 | 90 sqm | S$645,000 | S$7,167 psm | ×0.996 | S$7,139 psm |
| Nov 2025 | Blk 106C | 07 TO 09 | 85 sqm | S$570,000 | S$6,706 psm | ×0.996 | S$6,680 psm |
| Nov 2025 | Blk 196D | 13 TO 15 | 90 sqm | S$590,888 | S$6,565 psm | ×0.996 | S$6,540 psm |
How accurate is this estimate for Punggol Field?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 161 sales in Punggol Field since.
- Median error
- 3.6%
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.
7.00% gross yield
S$38,400 of rent a year against the estimate above · 0.8 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 67 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 270B | 4 ROOM | S$3,700 |
| Sept 2026 | 173C | 4 ROOM | S$3,200 |
| Sept 2026 | 106C | 4 ROOM | S$3,100 |
| Sept 2026 | 169C | 4 ROOM | S$3,100 |
| Sept 2026 | 110C | 4 ROOM | S$3,000 |
| Sept 2026 | 169A | 4 ROOM | S$3,000 |
| Aug 2026 | 268D | 4 ROOM | S$3,600 |
| Aug 2026 | 270A | 4 ROOM | S$3,400 |
median of 67 HDB rental approvals for 4 ROOM on Punggol Field since 2025-10.
Buying or selling at S$548,799?
Buying: Stamp duty on S$548,799 · Cash and CPF needed on S$548,799 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$548,799.
Each opens with this figure filled in; change anything there.
Primary schools near 196d Punggol Field
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 · 28 m · no 2025 Phase 2C ballot
- Mee Toh School · 471 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 551 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 584 m · no 2025 Phase 2C ballot
- Oasis Primary School · 612 m · no 2025 Phase 2C ballot
- Greendale Primary School · 629 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 660 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 939 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,119 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,145 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,322 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,341 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,517 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,921 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 196D · 4 ROOM · 13 TO 15 · Model A · 77 years left | 90 sqm | S$590,888 | S$6,565 psm |
| Sept 2025 | Blk 196D · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$675,888 | S$6,144 psm |
| Apr 2025 | Blk 196D · 4 ROOM · 13 TO 15 · Model A · 77 years left | 90 sqm | S$595,000 | S$6,611 psm |
| Nov 2024 | Blk 196D · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$650,000 | S$5,909 psm |
| Mar 2023 | Blk 196D · 4 ROOM · 07 TO 09 · Model A · 79 years left | 85 sqm | S$480,000 | S$5,647 psm |
| Feb 2023 | Blk 196D · 4 ROOM · 07 TO 09 · Model A · 80 years left | 85 sqm | S$475,000 | S$5,588 psm |
| Dec 2022 | Blk 196D · 5 ROOM · 10 TO 12 · Improved · 80 years left | 110 sqm | S$599,888 | S$5,454 psm |
| Dec 2022 | Blk 196D · 4 ROOM · 13 TO 15 · Model A · 80 years left | 85 sqm | S$491,188 | S$5,779 psm |
| Oct 2022 | Blk 196D · 4 ROOM · 07 TO 09 · Model A · 80 years left | 85 sqm | S$480,000 | S$5,647 psm |
| Mar 2022 | Blk 196D · 5 ROOM · 07 TO 09 · Improved · 80 years left | 110 sqm | S$508,000 | S$4,618 psm |
Showing 10 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 196D · 5 ROOM | S$3,300 | — |
| May 2026 | Blk 196D · 5 ROOM | S$3,100 | — |
| May 2026 | Blk 196D · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 196D · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 196D · 5 ROOM | S$3,100 | — |
| Sept 2025 | Blk 196D · 5 ROOM | S$3,200 | — |
| Oct 2024 | Blk 196D · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 196D · 5 ROOM | S$3,200 | — |
| May 2024 | Blk 196D · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 196D · 4 ROOM | S$2,800 | — |
| Mar 2024 | Blk 196D · 4 ROOM | S$2,300 | — |
| Feb 2024 | Blk 196D · 5 ROOM | S$3,400 | — |
| Jan 2024 | Blk 196D · 5 ROOM | S$2,900 | — |
| Dec 2023 | Blk 196D · 5 ROOM | S$3,400 | — |
| Dec 2023 | Blk 196D · 4 ROOM | S$2,900 | — |
| May 2023 | Blk 196D · 5 ROOM | S$4,100 | — |
| Oct 2022 | Blk 196D · 5 ROOM | S$3,350 | — |
| May 2022 | Blk 196D · 5 ROOM | S$2,150 | — |
| May 2022 | Blk 196D · 4 ROOM | S$2,000 | — |
| Apr 2022 | Blk 196D · 5 ROOM | S$2,350 | — |
| Mar 2022 | Blk 196D · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 196D · 4 ROOM | S$1,900 | — |
| Jan 2022 | Blk 196D · 5 ROOM | S$2,200 | — |
| Jan 2022 | Blk 196D · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 196D · 4 ROOM | S$1,600 | — |
| Jun 2021 | Blk 196D · 4 ROOM | S$1,750 | — |
| Mar 2021 | Blk 196D · 5 ROOM | S$1,900 | — |
| Mar 2021 | Blk 196D · 5 ROOM | S$1,800 | — |
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 75 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 | 70 years | S$517,928 | S$571,834 | S$619,308 | S$630,139 |
| 10 years | 65 years | S$496,852 | S$605,660 | S$710,397 | S$735,462 |
| 20 years | 55 years | S$464,394 | S$690,065 | S$949,368 | S$1,017,544 |
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.