Blk 316D Punggol Way
Project page · 99-year lease from 2017
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 316D | 04 TO 06 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jun 2026 | Blk 316D | 04 TO 06 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| May 2026 | Blk 316D | 07 TO 09 | 93 sqm | S$728,000 | S$7,828 psm | ×1.000 | S$7,828 psm |
| Apr 2026 | Blk 316D | 16 TO 18 | 93 sqm | S$705,000 | S$7,581 psm | ×1.000 | S$7,581 psm |
How accurate is this estimate for Punggol Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Punggol Way since.
- Median error
- 2.2%
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.
6.09% gross yield
S$41,280 of rent a year against the estimate above · 0.38 points above flats like it
Homes like this rent for about S$3,440 a month, the middle of 26 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 | 260B | 4 ROOM | S$3,500 |
| Sept 2026 | 261A | 4 ROOM | S$3,200 |
| Sept 2026 | 260C | 4 ROOM | S$3,200 |
| Aug 2026 | 266D | 4 ROOM | S$3,200 |
| Aug 2026 | 265B | 4 ROOM | S$3,200 |
| Jul 2026 | 314B | 4 ROOM | S$3,500 |
| Jul 2026 | 260A | 4 ROOM | S$3,200 |
| Jul 2026 | 316D | 4 ROOM | S$1,000 |
median of 26 HDB rental approvals for 4 ROOM on Punggol Way since 2025-10.
Buying or selling at S$677,500?
Buying: Stamp duty on S$677,500 · Cash and CPF needed on S$677,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$677,500.
Each opens with this figure filled in; change anything there.
Primary schools near 316d Punggol Way
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
- Valour Primary School · 215 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 347 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 707 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 938 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Northshore Primary School · 1,283 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,425 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,509 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,592 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,637 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,841 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mee Toh School · 1,929 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Horizon Primary School · 1,963 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 316D · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2026 | Blk 316D · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$650,000 | S$6,989 psm |
| May 2026 | Blk 316D · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Apr 2026 | Blk 316D · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Feb 2026 | Blk 316D · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Jul 2025 | Blk 316D · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Dec 2024 | Blk 316D · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Sept 2024 | Blk 316D · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$905,000 | S$8,009 psm |
| Jul 2024 | Blk 316D · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Apr 2024 | Blk 316D · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 93 sqm | S$708,888 | S$7,622 psm |
| Mar 2024 | Blk 316D · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2023 | Blk 316D · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2023 | Blk 316D · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 93 sqm | S$700,888 | S$7,536 psm |
| Dec 2022 | Blk 316D · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$628,888 | S$6,762 psm |
| Nov 2022 | Blk 316D · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Sept 2022 | Blk 316D · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$666,888 | S$7,171 psm |
| Aug 2022 | Blk 316D · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Jul 2022 | Blk 316D · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2022 | Blk 316D · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| May 2022 | Blk 316D · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$828,000 | S$7,327 psm |
| May 2022 | Blk 316D · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Feb 2022 | Blk 316D · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Jan 2022 | Blk 316D · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Jan 2022 | Blk 316D · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Dec 2021 | Blk 316D · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$586,000 | S$6,301 psm |
| Nov 2021 | Blk 316D · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 113 sqm | S$788,000 | S$6,973 psm |
| Oct 2021 | Blk 316D · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$585,000 | S$6,290 psm |
Showing 27 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 316D · 4 ROOM | S$1,000 | — |
| May 2026 | Blk 316D · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 316D · 4 ROOM | S$3,900 | — |
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 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$636,119 | S$702,327 | S$760,634 | S$773,936 |
| 10 years | 79 years | S$594,559 | S$724,764 | S$850,098 | S$880,092 |
| 20 years | 69 years | S$538,281 | S$799,857 | S$1,100,416 | S$1,179,440 |
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.