169c Punggol Field 823169, Punggol Field, North-east Region, Singapore
$670,000
🏠 169C Punggol Field | 92 sqm | High Floor | No West Sun | Solid Layout Some flats have one thing going for them. This one has everything. 🌟 The Wins List 🍔 McDonald's next door— Literally. Walk out. Turn. Done. 🛒 FairPrice downstairs — Groceries in 10 minutes or less. Every single day. 🍜 Food court + wet market— Fresh food, hot food, cheap food. All within arm's reach. 🏫 4 Primary Schools within 1km — Ballot stress? Massively reduced. Parents, you know what this means. 🌍 OWIS nearby— International school option right at your doorstep. 🚗 Expressway access in minutes— No jam. No crawl. You're on the highway before your coffee goes cold. --- **About This Unit** ✅ High floor — great views, better wind, more privacy ✅ Zero west sun — cool afternoons, every day ✅ 92 sqm well-planned layout — no wasted space, just liveable space ✅ Move-in ready This is not just a flat. This is a location that does the heavy lifting for your family — every morning, every school run, every grocery trip, every commute. You stop looking the moment you step in here. 📲 Let's arrange a viewing. I'm Stanley Wong from EnPropertied, and I don't just show you a unit — I show you a life that works. No hard sell. Just honest advice and the right fit for your family. 📞 call or WhatsApp Stanley Wong Come see it once. That's all it takes.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$672,154
S$679 psf
Asking Price
S$670,000
S$677 psf
vs Market
-0.3%
vs Last Done
+2.0%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Punggol
1840m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$647
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$679
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 169C PUNGGOL FIELD Floor 10 TO 12 | 990sqft | S$658,000 | ▼S$664 -2.2% vs FV | 99yr from 2014 |
Mar 2026 | Blk 169C PUNGGOL FIELD Floor 10 TO 12 | 990sqft | S$658,000 | ▼S$664 -2.2% vs FV | 99yr from 2014 |
Mar 2026 | Blk 169C PUNGGOL FIELD Floor 10 TO 12 | 990sqft | S$658,000 | ▼S$664 -2.2% vs FV | 99yr from 2014 |
Jan 2026 | Blk 169C PUNGGOL FIELD Floor 04 TO 06 | 990sqft | S$598,000 | ▼S$604 -11.0% vs FV | 99yr from 2014 |
Jan 2026 | Blk 169C PUNGGOL FIELD Floor 13 TO 15 | 990sqft | S$665,000 | ▼S$672 -1.0% vs FV | 99yr from 2014 |
Jan 2026 | Blk 169C PUNGGOL FIELD Floor 04 TO 06 | 990sqft | S$598,000 | ▼S$604 -11.0% vs FV | 99yr from 2014 |
Jan 2026 | Blk 169C PUNGGOL FIELD Floor 13 TO 15 | 990sqft | S$665,000 | ▼S$672 -1.0% vs FV | 99yr from 2014 |
Blk 169C PUNGGOL FIELD
Mar 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 169C PUNGGOL FIELD
Mar 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 169C PUNGGOL FIELD
Mar 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 169C PUNGGOL FIELD
Jan 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 169C PUNGGOL FIELD
Jan 2026 · Floor 13 TO 15
-1.0% vs FV
Blk 169C PUNGGOL FIELD
Jan 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 169C PUNGGOL FIELD
Jan 2026 · Floor 13 TO 15
-1.0% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Punggol, estimated at $672,154 with a price per square foot of $679, reflects a nuanced understanding of the current property landscape in the area. With a remaining lease of 87 years, this property holds significant appeal for potential buyers, particularly in a market where lease longevity is a critical consideration. The valuation indicates a market price that is merely 0.3% off the baseline, suggesting a stable demand for HDB properties in this rapidly developing region.
However, it is essential to note the low model confidence associated with this valuation, derived from an analysis of just six recent HDB resale transactions in the vicinity. This limited dataset implies potential volatility in market conditions, warranting caution among investors. As Punggol continues to evolve with infrastructural advancements and residential developments, the dynamics of the HDB market here may shift significantly, influencing future valuations. Buyers should remain vigilant and consider both current market signals and broader economic trends when evaluating this property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.