HDB › Punggol › Blk 221B Sumang Lane

Blk 221B Sumang Lane

Punggol · Completed 2017 · 99-year lease · 17 storeys

Block ratingAStrong on the evidence — within HDB

Updated 03-08-2026. A–E grades the block on the evidence; the 0–100 rating on a price for one flat is a separate number. HDB flats are rated on their own scale, against other HDB resales — an HDB band is never compared with a condo’s.

Rate a price at Blk 221B Sumang Lane.

Two ways in — both give the same 0–100 rating on the price, from the same evidence.

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Is this price fair?

See the verdict

Not a valuation — a reading of your price against the property dynamics. HDB issues its official valuation only after an Option to Purchase is granted — this check is for before that moment.

What the record shows

Observed facts from official records — HDB resale transactions (Singapore Open Data Licence), HDB property information and routed distances. No account needed.

Remaining lease91 years · to 2116

Full CPF useBuyers aged 21+ (lease covers to age 95)

Flats in block2-room ×64 · 3-room ×32 · 4-room ×48

Flat models2-room · Model A

Storeys17

Completed2017

Resales lodged · 24 mo20

3-room median · 12 moS$532,500 · 2 resales

4-room median · 12 moS$656,500 · 4 resales

Nearest MRT/LRTSoo Teck · 0.5 km · 7 within 1 km

Next-nearest MRT/LRTCheng Lim (0.5 km)

Nearest bus stopBlk 220C (Punggol Way) (160 m) · 12 within 400 m

Primary schools within 1 km4 · Compassvale Primary School, Punggol Green Primary School, Springdale Primary School, Valour Primary School

Most-sought P1 schoolPunggol Green Primary School (2025 Phase 2C 2.0× subscribed)

Nearest hawker centreAnchorvale Village Hawker Centre · 870 m

Next-nearest hawker centreOne Punggol Hawker Centre (1414 m)

Nearest parkSengkang Riverside Park · 1226 m

Next-nearest parkSt Anne's Wood Playground (1420 m)

Nearest supermarketU Stars Supermarket (261 Punggol Way) · 526 m · 6 within 1 km

Nearest wet marketKovan Market & Food Centre · 4770 m

Nearest shopping mallWaterway Point · 991 m · 2 within 1 km

ParkingMulti-storey car park

Recent resale transactions

As published by HDB, monthly. Storey is a range and the floor area is the actual registered area — the record a price is rated against.

Month	Flat type	Model	Storey	Floor area	Lease left	Price	S$ psf
Jun 2026	4-room	Model A	10 TO 12	93 sqm · 1,001 sqft	91 yrs	S$655,000	654
May 2026	3-room	Model A	13 TO 15	68 sqm · 732 sqft	91 yrs	S$540,000	738
May 2026	4-room	Model A	07 TO 09	93 sqm · 1,001 sqft	91 yrs	S$658,000	657
Jan 2026	4-room	Model A	01 TO 03	93 sqm · 1,001 sqft	91 yrs	S$580,000	579
Aug 2025	3-room	Model A	07 TO 09	68 sqm · 732 sqft	92 yrs	S$525,000	717
Aug 2025	4-room	Model A	07 TO 09	93 sqm · 1,001 sqft	92 yrs	S$675,000	674
Jul 2025	3-room	Model A	10 TO 12	68 sqm · 732 sqft	92 yrs	S$555,000	758
Jul 2025	4-room	Model A	04 TO 06	93 sqm · 1,001 sqft	92 yrs	S$601,000	600
Jul 2025	4-room	Model A	04 TO 06	93 sqm · 1,001 sqft	92 yrs	S$643,000	642
Jun 2025	2-room	Model A	16 TO 18	48 sqm · 517 sqft	92 yrs	S$400,000	774

Contains information from HDB resale transaction data accessed via data.gov.sg, made available under the Singapore Open Data Licence.

Blk 221B Sumang Lane at a glance

The same observed facts as the table above, drawn. Nothing here is modelled — every figure is a measurement, a count or a date from the public record.

Location map of Blk 221B Sumang Lane, a HDB resale block in Punggol, Singapore — Where it is.

Map of the area around Blk 221B Sumang Lane in Punggol, showing 400 m and 1 km rings and 4 primary schools within 1 km — **Inner ring, 400 m:** 12 bus stops. **Outer ring, 1 km:** 4 primary schools · 1 hawker centre · 6 supermarkets.

About Blk 221B Sumang Lane

Blk 221B Sumang Lane is a 17-storey HDB block in Punggol, completed in 2017, with about 91 years remaining on its 99-year lease. The nearest MRT/LRT station is Soo Teck, about 0.5 km away, with Cheng Lim the next station out (0.5 km), and 12 bus stops lie within 400 m. 4 primary schools sit within 1 km (Compassvale Primary School, Punggol Green Primary School, Springdale Primary School and 1 more), and the nearest hawker centre is Anchorvale Village Hawker Centre. Sengkang Riverside Park is the nearest park, about 1226 m away, and residents park at a multi-storey car park. The nearest supermarket is u stars supermarket (261 punggol way), about 526 m away, one of 6 within 1 km; the nearest wet market is kovan market & food centre (4770 m); the nearest shopping mall is waterway point (991 m). Over the last 12 months, the 3-room median here was S$532,500 across 2 resales. Over the past 24 months, 20 resales in this block have been published by HDB. Every figure carries the date of the evidence behind it; this page was last updated 03-08-2026.

Frequently asked

How much does a 3-room flat at Blk 221B Sumang Lane cost?

Over the last 12 months, 2 3-room resales were recorded here at a median of S$532,500. Whether a specific asking price is fair depends on the flat — its size, storey and remaining lease.

What is the remaining lease at Blk 221B Sumang Lane?

About 91 years, to 2116, as of 03-08-2026. HDB flats are on a 99-year lease.

Can I use full CPF for a flat in this block?

The remaining lease covers a buyer aged 21 or older to age 95, the threshold for unrestricted CPF use under current rules; younger buyers face pro-rated limits. This is a statement of the published rule, not financial advice.

Which MRT station is nearest to Blk 221B Sumang Lane?

Soo Teck, about 0.5 km away. The next-nearest is Cheng Lim, about 0.5 km away.

Which primary schools are near Blk 221B Sumang Lane?

Within 1 km: Compassvale Primary School, Punggol Green Primary School, Springdale Primary School, Valour Primary School. The most-sought is Punggol Green Primary School, which was 2.0× subscribed at Phase 2C in the 2025 P1 exercise. Proximity to a school within 1 km is a registration priority under MOE's P1 rules.

Where do you shop near Blk 221B Sumang Lane?

U Stars Supermarket (261 Punggol Way), about 526 m away, one of 6 within 1 km. The nearest wet market is Kovan Market & Food Centre, about 4770 m away. The nearest shopping mall is Waterway Point, about 991 m away.

Does Blk 221B Sumang Lane have a PriceVero rating?

Yes — a block rating of A on an A–E scale, measured within HDB resales only and never compared with a condominium. The 0–100 rating for a specific flat depends on its price, which only exists when you name it.

What about Cash Over Valuation (COV) at Blk 221B Sumang Lane?

COV is the amount a buyer pays above HDB's official valuation — and that valuation is only issued after an Option to Purchase is granted, so nobody can know COV in advance. PriceVero does not predict valuations or COV. It rates a price against this block's lodged resales, which is the evidence available before the OTP.