Blk 323D Sumang Walk
Project page · 99-year lease from 2020
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 323D | 16 TO 18 | 113 sqm | S$868,000 | S$7,681 psm | ×1.000 | S$7,681 psm |
| Jul 2026 | Blk 323D | 04 TO 06 | 113 sqm | S$830,000 | S$7,345 psm | ×1.000 | S$7,345 psm |
| Jan 2026 | Blk 323D | 07 TO 09 | 123 sqm | S$1,038,000 | S$8,439 psm | ×0.997 | S$8,414 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.
4.80% gross yield
S$41,700 of rent a year against the estimate above · 0.97 points below 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 these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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$868,000?
Buying: Stamp duty on S$868,000 · Cash and CPF needed on S$868,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$868,000.
Each opens with this figure filled in; change anything there.
Primary schools near 323d 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 Cove Primary School · 115 m · no 2025 Phase 2C ballot
- Valour Primary School · 506 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 968 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,061 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 1,071 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Edgefield Primary School · 1,626 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,668 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,882 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 323D · 5 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Aug 2026 | Blk 323D · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jul 2026 | Blk 323D · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Jul 2026 | Blk 323D · 4 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 93 sqm | S$733,000 | S$7,882 psm |
| Jan 2026 | Blk 323D · 5 ROOM · 07 TO 09 · 3Gen · 93 years left | 123 sqm | S$1,038,000 | S$8,439 psm |
| Sept 2025 | Blk 323D · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$750,888 | S$8,074 psm |
| Aug 2025 | Blk 323D · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$838,888 | S$7,424 psm |
| Jul 2025 | Blk 323D · 5 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 113 sqm | S$968,000 | S$8,566 psm |
| Dec 2024 | Blk 323D · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 121 sqm | S$980,000 | S$8,099 psm |
| Dec 2024 | Blk 323D · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 93 sqm | S$755,000 | S$8,118 psm |
| Oct 2024 | Blk 323D · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Oct 2024 | Blk 323D · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Sept 2024 | Blk 323D · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Sept 2024 | Blk 323D · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Jul 2024 | Blk 323D · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jul 2024 | Blk 323D · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jun 2024 | Blk 323D · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 121 sqm | S$960,000 | S$7,934 psm |
| May 2024 | Blk 323D · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 122 sqm | S$945,000 | S$7,746 psm |
| Mar 2024 | Blk 323D · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 121 sqm | S$900,000 | S$7,438 psm |
| Mar 2024 | Blk 323D · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Mar 2024 | Blk 323D · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Feb 2024 | Blk 323D · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Feb 2024 | Blk 323D · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jan 2024 | Blk 323D · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 121 sqm | S$980,000 | S$8,099 psm |
| Jan 2024 | Blk 323D · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 121 sqm | S$929,000 | S$7,678 psm |
| Jan 2024 | Blk 323D · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$748,888 | S$8,053 psm |
| Dec 2023 | Blk 323D · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Nov 2023 | Blk 323D · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Nov 2023 | Blk 323D · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$870,000 | S$7,699 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 323D · 4 ROOM | S$3,450 | — |
| Mar 2026 | Blk 323D · 5 ROOM | S$2,500 | — |
| Feb 2026 | Blk 323D · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 323D · 4 ROOM | S$3,050 | — |
| Jul 2025 | Blk 323D · 5 ROOM | S$4,000 | — |
| Apr 2025 | Blk 323D · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 323D · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 323D · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 323D · 5 ROOM | S$2,500 | — |
| Jan 2024 | Blk 323D · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 323D · 5 ROOM | S$3,100 | — |
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 92 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 | 87 years | S$825,209 | S$911,097 | S$986,736 | S$1,003,993 |
| 10 years | 82 years | S$774,806 | S$944,484 | S$1,107,814 | S$1,146,902 |
| 20 years | 72 years | S$683,447 | S$1,015,566 | S$1,397,182 | S$1,497,517 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.