The Ambience
Project page · 999-year lease from 1874
Only 1 comparable sales found after widening to projects within 2 km, last 24 months. At least 5 are needed for an indicative range. The sales that exist are listed below.
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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | The Ambience | - | 3,670 sqft | S$2,860,000 | S$779 psf | ×1.000 | S$779 psf |
How accurate is this estimate for The Ambience?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$9,858 a month at this size.
In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 2000-2500 sqft | — | Detached House | S$6,000 |
| Q3 2025 | 2000-2500 sqft | — | Detached House | S$6,000 |
| Q4 2024 | 2000-2500 sqft | — | Detached House | S$5,600 |
1 URA rental contracts at The Ambience since 2025Q4, a median of S$2.67 psf a month on 343 sqm.
Buying or selling here?
Buying: Stamp duty · Cash and CPF needed · How much can I borrow · Monthly repayment · Property tax on this rent.
Selling: Net proceeds from selling.
Primary schools near 221j Ponggol Seventeenth Avenue
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
- Northshore Primary School · 188 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 610 m · no 2025 Phase 2C ballot
1 to 2 km
- Valour Primary School · 1,070 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 1,115 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,427 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,584 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,697 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | The Ambience · Strata Detached | 3,670 sqft | S$2,860,000 | S$779 psf |
| May 2022 | The Ambience · Strata Detached | 3,714 sqft | S$2,630,000 | S$708 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | The Ambience · 2000-2500 sqft · Detached House | S$6,000 | S$2.67 psf |
| Q3 2025 | The Ambience · 2000-2500 sqft · Detached House | S$6,000 | S$2.67 psf |
| Q4 2024 | The Ambience · 2000-2500 sqft · Detached House | S$5,600 | S$2.49 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.