266b Punggol Way 822266, Matilda, North-east Region, Singapore
$800,000
Modern Lux Concept | Top Floor Level 17 | True Corner 4 Room HDB Unit Details: * 990 sqft * Top Floor Level 17 * 4 Room Model A * Originally 3 Bed 2 Bath * Open Sky View * Extensively Renovated with Modern Luxurious Materials & Fittings * Marble Flooring in Living / Dining * Higher Ceiling Height 2.8M * Bright and Well Ventilated * True Corner Unit, Plenty of Privacy * No Ethnic Quota Restriction * No Extension Required * Living Room Facing: Predominantly North * Main Door Facing: Predominantly South Project Details: * Punggol Emerald * 99-Years from 2015 * 88+ Years Balance Lease * No Ethnic Quota Restriction Transports: Soo Teck LRT (PW7) | 0.08KM Punggol MRT (NE17/CP4/PTC) | 0.47KM Shopping Malls: Waterway Point | 0.48KM Anchorvale Village | 1.44KM Compass One | 1.54KM Groceries: FairPrice Finest @ Waterway Point | 0.48KM Li Li Cheng Supermarket @ Punggol Regalia | 0.52KM Sheng Siong Supermarket @ 301 Punggol Central | 0.94KM Eateries: One Punggol Hawker Centre | 0.86KM FoodCity @ 301 Punggol | 0.94KM GM Food Centre | 1.16KM Primary Schools: Valour Primary School | 0.19KM Punggol Green Primary School | 0.42KM Punggol Cove Primary School | 0.68KM Punggol View Primary School | 0.81KM Secondary School: Yusof Ishak Secondary School | 0.24KM Edgefield Secondary School | 0.77KM Compassvale Secondary School | 1.07KM All sizes, measurements, drawings, etc. included herewith are based on estimates, not drawn to scale.
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 1 HDB resale transactions (data.gov.sg)
Fair Value
S$749,482
S$757 psf
Asking Price
S$800,000
S$808 psf
vs Market
+6.7%
vs Last Done
+17.6%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Punggol
499m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$687
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$757
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 266B PUNGGOL WAY Floor 04 TO 06 | 990sqft | S$680,000 | ▼S$687 -9.2% vs FV | 99yr from 2015 |
Nov 2025 | Blk 266B PUNGGOL WAY Floor 04 TO 06 | 990sqft | S$680,000 | ▼S$687 -9.2% vs FV | 99yr from 2015 |
Blk 266B PUNGGOL WAY
Nov 2025 · Floor 04 TO 06
-9.2% vs FV
Blk 266B PUNGGOL WAY
Nov 2025 · Floor 04 TO 06
-9.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Punggol, with an estimated value of $749,482 ($757 PSF), reflects a market sentiment that positions this property above the current market baseline by 6.7%. This premium valuation, while indicative of the unit's potential appeal, must be approached with caution given the low model confidence associated with the analysis. The reliance on a singular recent transaction within the vicinity raises questions regarding the robustness of the data, which may not fully encapsulate the larger market trends influencing the Punggol area.
With a remaining lease of 87 years, the property still enjoys a significant duration before its leasehold period becomes a critical factor. In the context of Singapore's dynamic real estate landscape, the longevity of the lease is essential in maintaining buyer interest, particularly among families seeking stability in their housing arrangements. However, the elevated valuation, coupled with the low transaction volume, suggests that potential buyers should remain vigilant and conduct thorough market comparisons to ensure informed decision-making in this evolving market environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.