Blk 211D Punggol Walk
Project page · 99-year lease from 2014
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 211A | 13 TO 15 | 67 sqm | S$570,000 | S$8,507 psm | ×1.000 | S$8,507 psm |
| Sept 2026 | Blk 310B | 16 TO 18 | 67 sqm | S$580,000 | S$8,657 psm | ×1.000 | S$8,657 psm |
| Sept 2026 | Blk 212B | 16 TO 18 | 67 sqm | S$580,000 | S$8,657 psm | ×1.000 | S$8,657 psm |
| Aug 2026 | Blk 211D | 07 TO 09 | 67 sqm | S$545,000 | S$8,134 psm | ×1.000 | S$8,134 psm |
| Jul 2026 | Blk 211B | 13 TO 15 | 67 sqm | S$578,000 | S$8,627 psm | ×1.000 | S$8,627 psm |
| Jul 2026 | Blk 212A | 07 TO 09 | 67 sqm | S$545,000 | S$8,134 psm | ×1.000 | S$8,134 psm |
| Jul 2026 | Blk 308C | 07 TO 09 | 67 sqm | S$560,000 | S$8,358 psm | ×1.000 | S$8,358 psm |
| Jun 2026 | Blk 310B | 07 TO 09 | 67 sqm | S$550,000 | S$8,209 psm | ×1.000 | S$8,209 psm |
| Jun 2026 | Blk 212A | 13 TO 15 | 67 sqm | S$545,000 | S$8,134 psm | ×1.000 | S$8,134 psm |
| Jun 2026 | Blk 211B | 07 TO 09 | 67 sqm | S$554,888 | S$8,282 psm | ×1.000 | S$8,282 psm |
| Jun 2026 | Blk 308C | 10 TO 12 | 67 sqm | S$570,000 | S$8,507 psm | ×1.000 | S$8,507 psm |
| Apr 2026 | Blk 211D | 10 TO 12 | 67 sqm | S$545,000 | S$8,134 psm | ×1.000 | S$8,134 psm |
| Apr 2026 | Blk 310B | 04 TO 06 | 67 sqm | S$505,000 | S$7,537 psm | ×1.000 | S$7,537 psm |
| Mar 2026 | Blk 212A | 04 TO 06 | 67 sqm | S$510,000 | S$7,612 psm | ×0.997 | S$7,589 psm |
| Mar 2026 | Blk 310A | 04 TO 06 | 67 sqm | S$555,000 | S$8,284 psm | ×0.997 | S$8,259 psm |
| Feb 2026 | Blk 308B | 16 TO 18 | 67 sqm | S$597,888 | S$8,924 psm | ×0.997 | S$8,897 psm |
| Jan 2026 | Blk 212A | 04 TO 06 | 67 sqm | S$526,000 | S$7,851 psm | ×0.997 | S$7,828 psm |
| Jan 2026 | Blk 310B | 13 TO 15 | 67 sqm | S$580,000 | S$8,657 psm | ×0.997 | S$8,631 psm |
| Dec 2025 | Blk 212B | 07 TO 09 | 67 sqm | S$568,000 | S$8,478 psm | ×0.996 | S$8,444 psm |
| Dec 2025 | Blk 211A | 16 TO 18 | 67 sqm | S$575,000 | S$8,582 psm | ×0.996 | S$8,548 psm |
How accurate is this estimate for Punggol Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 154 sales in Punggol Walk 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.
6.24% gross yield
S$34,800 of rent a year against the estimate above · 0.2 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 308B | 3 ROOM | S$2,900 |
| Sept 2026 | 212A | 3 ROOM | S$2,500 |
| Jul 2026 | 308C | 3 ROOM | S$2,900 |
| Jul 2026 | 308C | 3 ROOM | S$2,900 |
| Jul 2026 | 310B | 3 ROOM | S$2,500 |
| Jun 2026 | 211A | 3 ROOM | S$2,950 |
| Apr 2026 | 211D | 3 ROOM | S$2,900 |
| Feb 2026 | 308C | 3 ROOM | S$3,100 |
median of 19 HDB rental approvals for 3 ROOM on Punggol Walk since 2025-10.
Buying or selling at S$557,444?
Buying: Stamp duty on S$557,444 · Cash and CPF needed on S$557,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$557,444.
Each opens with this figure filled in; change anything there.
Primary schools near 211d Punggol Walk
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
- Punggol Green Primary School · 53 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 625 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 664 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 763 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 849 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 952 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,118 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,137 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,138 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,197 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,272 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,303 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,447 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,482 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,493 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,665 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,932 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Vista Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 211D · 3 ROOM · 07 TO 09 · Model A · 87 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Jul 2026 | Blk 211D · 4 ROOM · 07 TO 09 · Model A · 87 years left | 92 sqm | S$658,000 | S$7,152 psm |
| Apr 2026 | Blk 211D · 3 ROOM · 10 TO 12 · Model A · 87 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Jan 2025 | Blk 211D · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$538,000 | S$8,030 psm |
| Jul 2024 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Jul 2024 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Mar 2024 | Blk 211D · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Feb 2024 | Blk 211D · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$637,500 | S$6,929 psm |
| Feb 2024 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$495,000 | S$7,388 psm |
| Dec 2023 | Blk 211D · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$463,000 | S$6,910 psm |
| Aug 2023 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Jun 2023 | Blk 211D · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$578,000 | S$6,283 psm |
| Aug 2022 | Blk 211D · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Jun 2022 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$436,000 | S$6,507 psm |
| Mar 2022 | Blk 211D · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$428,888 | S$6,401 psm |
| Jan 2022 | Blk 211D · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$420,000 | S$6,269 psm |
Showing 16 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 211D · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 211D · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 211D · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 211D · 3 ROOM | S$3,060 | — |
| Oct 2024 | Blk 211D · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 211D · 3 ROOM | S$3,200 | — |
| Apr 2023 | Blk 211D · 3 ROOM | S$3,300 | — |
| Jun 2022 | Blk 211D · 3 ROOM | S$3,000 | — |
| Apr 2022 | Blk 211D · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 211D · 3 ROOM | S$1,900 | — |
| Feb 2021 | Blk 211D · 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 86 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 | 81 years | S$523,396 | S$577,871 | S$625,846 | S$636,791 |
| 10 years | 76 years | S$489,200 | S$596,332 | S$699,456 | S$724,136 |
| 20 years | 66 years | S$442,895 | S$658,118 | S$905,417 | S$970,437 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.