Blk 273D Punggol Pl
Project page · 99-year lease from 2013
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 273D | 10 TO 12 | 93 sqm | S$768,000 | S$8,258 psm | ×1.000 | S$8,258 psm |
| Jun 2026 | Blk 273D | 01 TO 03 | 96 sqm | S$640,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Apr 2026 | Blk 273D | 10 TO 12 | 93 sqm | S$780,000 | S$8,387 psm | ×1.000 | S$8,387 psm |
How accurate is this estimate for Punggol Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Punggol Pl since.
- Median error
- 3.2%
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.
5.31% gross yield
S$40,800 of rent a year against the estimate above · 0.4 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 81 approvals in the last year.
In Punggol, flats of this type with 80 to 89 years of lease left yield 5.71%, from 36 blocks.
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 | 274C | 4 ROOM | S$3,900 |
| Sept 2026 | 274A | 4 ROOM | S$3,700 |
| Sept 2026 | 289B | 4 ROOM | S$3,500 |
| Sept 2026 | 274D | 4 ROOM | S$3,500 |
| Sept 2026 | 306A | 4 ROOM | S$3,250 |
| Aug 2026 | 288C | 4 ROOM | S$3,600 |
| Aug 2026 | 288C | 4 ROOM | S$3,500 |
| Aug 2026 | 306C | 4 ROOM | S$3,400 |
median of 81 HDB rental approvals for 4 ROOM on Punggol Pl since 2025-10.
Buying or selling at S$768,000?
Buying: Stamp duty on S$768,000 · Cash and CPF needed on S$768,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$768,000.
Each opens with this figure filled in; change anything there.
Primary schools near 273d Punggol Pl
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 · 240 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 471 m · no 2025 Phase 2C ballot
- Valour Primary School · 484 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 653 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 897 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rivervale Primary School · 998 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,077 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Horizon Primary School · 1,240 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,356 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,390 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,429 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,559 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,595 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,704 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,843 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jun 2026 | Blk 273D · 4 ROOM · 01 TO 03 · Premium Apartment · 86 years left | 96 sqm | S$640,000 | S$6,667 psm |
| Apr 2026 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Apr 2025 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Mar 2025 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 93 sqm | S$735,000 | S$7,903 psm |
| Jan 2025 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jul 2024 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Feb 2024 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Feb 2024 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Aug 2023 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2023 | Blk 273D · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 96 sqm | S$618,000 | S$6,438 psm |
| Mar 2023 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Oct 2022 | Blk 273D · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 93 sqm | S$688,000 | S$7,398 psm |
| May 2022 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 96 sqm | S$580,000 | S$6,042 psm |
| Mar 2022 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 96 sqm | S$610,000 | S$6,354 psm |
| Jan 2022 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 93 sqm | S$585,000 | S$6,290 psm |
Showing 16 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 273D · 4 ROOM | S$3,900 | — |
| Dec 2025 | Blk 273D · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 273D · 4 ROOM | S$3,650 | — |
| Jun 2025 | Blk 273D · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 273D · 4 ROOM | S$3,100 | — |
| Apr 2025 | Blk 273D · 4 ROOM | S$3,600 | — |
| Oct 2024 | Blk 273D · 4 ROOM | S$4,050 | — |
| May 2024 | Blk 273D · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 273D · 4 ROOM | S$3,388 | — |
| Feb 2024 | Blk 273D · 4 ROOM | S$4,300 | — |
| Jun 2023 | Blk 273D · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 273D · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 273D · 4 ROOM | S$3,900 | — |
| Sept 2022 | Blk 273D · 4 ROOM | S$3,400 | — |
| Aug 2022 | Blk 273D · 4 ROOM | S$3,800 | — |
| Jul 2022 | Blk 273D · 4 ROOM | S$3,500 | — |
| Jan 2022 | Blk 273D · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 273D · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 273D · 4 ROOM | S$2,300 | — |
| Apr 2021 | Blk 273D · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 273D · 4 ROOM | S$2,250 | — |
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 85 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 | 80 years | S$721,091 | S$796,143 | S$862,238 | S$877,317 |
| 10 years | 75 years | S$673,979 | S$821,576 | S$963,652 | S$997,653 |
| 20 years | 65 years | S$610,183 | S$906,700 | S$1,247,408 | S$1,336,987 |
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.