Blk 217D Sumang Walk
Project page · 99-year lease from 2017
Based on 22 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 323B | 10 TO 12 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Sept 2026 | Blk 323D | 16 TO 18 | 113 sqm | S$868,000 | S$7,681 psm | ×1.000 | S$7,681 psm |
| Sept 2026 | Blk 217D | 04 TO 06 | 112 sqm | S$735,000 | S$6,563 psm | ×1.000 | S$6,563 psm |
| Aug 2026 | Blk 322A | 01 TO 03 | 121 sqm | S$910,000 | S$7,521 psm | ×1.000 | S$7,521 psm |
| Aug 2026 | Blk 217D | 07 TO 09 | 112 sqm | S$780,000 | S$6,964 psm | ×1.000 | S$6,964 psm |
| Jul 2026 | Blk 323C | 04 TO 06 | 121 sqm | S$960,000 | S$7,934 psm | ×1.000 | S$7,934 psm |
| Jul 2026 | Blk 325B | 04 TO 06 | 116 sqm | S$875,000 | S$7,543 psm | ×1.000 | S$7,543 psm |
| Jul 2026 | Blk 323D | 04 TO 06 | 113 sqm | S$830,000 | S$7,345 psm | ×1.000 | S$7,345 psm |
| Jun 2026 | Blk 325A | 01 TO 03 | 116 sqm | S$803,000 | S$6,922 psm | ×1.000 | S$6,922 psm |
| Jun 2026 | Blk 217A | 01 TO 03 | 112 sqm | S$725,000 | S$6,473 psm | ×1.000 | S$6,473 psm |
| May 2026 | Blk 323B | 07 TO 09 | 113 sqm | S$825,000 | S$7,301 psm | ×1.000 | S$7,301 psm |
| Apr 2026 | Blk 323A | 04 TO 06 | 113 sqm | S$810,000 | S$7,168 psm | ×1.000 | S$7,168 psm |
| Mar 2026 | Blk 217C | 07 TO 09 | 112 sqm | S$775,000 | S$6,920 psm | ×0.997 | S$6,899 psm |
| Mar 2026 | Blk 323A | 10 TO 12 | 113 sqm | S$835,000 | S$7,389 psm | ×0.997 | S$7,368 psm |
| Jan 2026 | Blk 323C | 04 TO 06 | 113 sqm | S$825,000 | S$7,301 psm | ×0.997 | S$7,279 psm |
| Jan 2026 | Blk 217A | 10 TO 12 | 112 sqm | S$780,000 | S$6,964 psm | ×0.997 | S$6,944 psm |
| Jan 2026 | Blk 322A | 10 TO 12 | 113 sqm | S$828,000 | S$7,327 psm | ×0.997 | S$7,306 psm |
| Jan 2026 | Blk 323D | 07 TO 09 | 123 sqm | S$1,038,000 | S$8,439 psm | ×0.997 | S$8,414 psm |
| Dec 2025 | Blk 323C | 07 TO 09 | 113 sqm | S$820,000 | S$7,257 psm | ×0.996 | S$7,228 psm |
| Dec 2025 | Blk 217B | 04 TO 06 | 112 sqm | S$770,000 | S$6,875 psm | ×0.996 | S$6,848 psm |
| Dec 2025 | Blk 323A | 04 TO 06 | 113 sqm | S$825,000 | S$7,301 psm | ×0.996 | S$7,272 psm |
| Nov 2025 | Blk 323A | 01 TO 03 | 113 sqm | S$750,000 | S$6,637 psm | ×0.996 | S$6,611 psm |
How accurate is this estimate for Sumang Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 86 sales in Sumang Walk since.
- Median error
- 2.9%
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.
5.12% gross yield
S$41,700 of rent a year against the estimate above · 0.76 points above flats like it
Homes like this rent for about S$3,475 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 323B | 5 ROOM | S$3,500 |
| Sept 2026 | 217B | 5 ROOM | S$3,400 |
| Aug 2026 | 323A | 5 ROOM | S$3,750 |
| Aug 2026 | 325B | 5 ROOM | S$2,500 |
| Jul 2026 | 325B | 5 ROOM | S$3,500 |
| Jul 2026 | 323C | 5 ROOM | S$3,400 |
| Apr 2026 | 323B | 5 ROOM | S$3,800 |
| Mar 2026 | 322D | 5 ROOM | S$3,650 |
median of 12 HDB rental approvals for 5 ROOM on Sumang Walk since 2025-10.
Buying or selling at S$814,885?
Buying: Stamp duty on S$814,885 · Cash and CPF needed on S$814,885 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$814,885.
Each opens with this figure filled in; change anything there.
Primary schools near 217d Sumang 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 · 197 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 570 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 776 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 964 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Cove Primary School · 1,062 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,199 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,259 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,366 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,487 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,530 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,608 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,732 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,771 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,795 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,853 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,946 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 217D · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Aug 2026 | Blk 217D · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Mar 2026 | Blk 217D · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Apr 2025 | Blk 217D · 5 ROOM · 13 TO 15 · Improved · 91 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Jan 2025 | Blk 217D · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Sept 2024 | Blk 217D · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$760,000 | S$6,786 psm |
| Jul 2024 | Blk 217D · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$751,888 | S$6,713 psm |
| Jul 2024 | Blk 217D · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$708,000 | S$6,321 psm |
| Jul 2024 | Blk 217D · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$620,888 | S$6,749 psm |
| Mar 2024 | Blk 217D · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$725,000 | S$6,473 psm |
| Feb 2024 | Blk 217D · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Nov 2023 | Blk 217D · 5 ROOM · 01 TO 03 · Improved · 93 years left | 112 sqm | S$655,000 | S$5,848 psm |
| Oct 2023 | Blk 217D · 5 ROOM · 10 TO 12 · Improved · 93 years left | 112 sqm | S$675,000 | S$6,027 psm |
| Sept 2023 | Blk 217D · 5 ROOM · 01 TO 03 · Improved · 93 years left | 112 sqm | S$685,000 | S$6,116 psm |
| Jun 2023 | Blk 217D · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$698,888 | S$6,240 psm |
| Jun 2023 | Blk 217D · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Mar 2023 | Blk 217D · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$708,888 | S$6,329 psm |
| Jan 2023 | Blk 217D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Jun 2022 | Blk 217D · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$485,000 | S$5,272 psm |
| May 2022 | Blk 217D · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$548,000 | S$5,957 psm |
| Dec 2021 | Blk 217D · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$660,000 | S$5,893 psm |
| Dec 2021 | Blk 217D · 5 ROOM · 10 TO 12 · Improved · 95 years left | 112 sqm | S$628,000 | S$5,607 psm |
| Dec 2021 | Blk 217D · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$522,000 | S$5,674 psm |
| Nov 2021 | Blk 217D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$541,888 | S$5,890 psm |
| Nov 2021 | Blk 217D · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$475,000 | S$5,163 psm |
Showing 25 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2025 | Blk 217D · 4 ROOM | S$3,100 | — |
| Sept 2024 | Blk 217D · 5 ROOM | S$3,100 | — |
| Aug 2024 | Blk 217D · 5 ROOM | S$2,380 | — |
| Sept 2023 | Blk 217D · 5 ROOM | S$3,350 | — |
| Jul 2023 | Blk 217D · 5 ROOM | S$3,200 | — |
| Apr 2023 | Blk 217D · 5 ROOM | S$2,950 | — |
| Jan 2023 | Blk 217D · 4 ROOM | S$3,900 | — |
| Aug 2021 | Blk 217D · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 217D · 5 ROOM | S$2,600 | — |
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 89 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 | 84 years | S$765,113 | S$844,746 | S$914,876 | S$930,877 |
| 10 years | 79 years | S$715,124 | S$871,733 | S$1,022,482 | S$1,058,559 |
| 20 years | 69 years | S$647,434 | S$962,053 | S$1,323,561 | S$1,418,608 |
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.