266c Punggol Way 823266, Matilda, North-east Region, Singapore
$770,000
Modern High-Floor Living at Punggol Emerald | Unmatched Convenience! Elevate your lifestyle in this premium high-floor unit at Block 266C Punggol Way. This home perfectly balances breezy, elevated living with unparalleled doorstep convenience. From medical needs to daily parcels, everything you need is right at your block! Key Highlights: High Floor & Breezy: A bright, well-ventilated unit offering privacy and great views. Doorstep Essentials: Located right downstairs are 7-Eleven, Zenith Medical Clinic, and EZBuy/Shopee collection points—maximum convenience for your daily errands and online shopping. Full Sheltered Access: Enjoy peace of mind regardless of the weather with fully sheltered walkways to both the Soo Teck LRT and the Multi-Storey Carpark (MSCP). Connectivity & Transport: Swift Commute: 1-min walk to Soo Teck LRT (1 stop to Punggol MRT/Waterway Point). Direct Bus Routes: Excellent bus connectivity with direct services to major hubs: Tampines & Yishun (Quick access via TPE/SLE) Changi Business Park (Ideal for professionals) Marine Parade (Direct route to the East Coast) Schools: Educational Excellence: Within walking distance to the prestigious Yusof Ishak Secondary School, Punggol Green Primary, Punggol Cove Primary and Valour Primary. Lifestyle & Amenities: Within a short 5-7 minute stroll, you’ll reach Waterway Point, where endless dining, shopping, and cinema options await. Daily groceries are a breeze with 24 hours U Supermarket, bakery, hardware shop, alteration shop nearby. This is the gold standard of Punggol convenience. High-floor units in this stack are highly sought after! Call / WhatsApp Kenneth @ 9.1.0.0.6.2.7.0 for viewing appointment
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
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$729,392
S$737 psf
Asking Price
S$770,000
S$778 psf
vs Market
+5.6%
vs Last Done
+25.3%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Punggol
511m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$688
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$737
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 176D EDGEFIELD PLAINS Floor 13 TO 15 | 926sqft | S$575,000 | ▼S$621 -15.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 176D EDGEFIELD PLAINS Floor 13 TO 15 | 926sqft | S$575,000 | ▼S$621 -15.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 193 EDGEFIELD PLAINS Floor 13 TO 15 | 969sqft | S$550,000 | ▼S$568 -22.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 615B EDGEFIELD PLAINS Floor 13 TO 15 | 990sqft | S$655,000 | ▼S$661 -10.3% vs FV | 99yr from 2012 |
Mar 2026 | Blk 406C NORTHSHORE DR Floor 22 TO 24 | 1,012sqft | S$790,000 | ▲S$781 +6.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 07 TO 09 | 1,001sqft | S$760,000 | ▲S$759 +3.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 13 TO 15 | 1,001sqft | S$775,000 | ▲S$774 +5.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 624A PUNGGOL CTRL Floor 01 TO 03 | 1,023sqft | S$618,000 | ▼S$604 -18.0% vs FV | 99yr from 2014 |
Mar 2026 | Blk 161B PUNGGOL CTRL Floor 07 TO 09 | 1,023sqft | S$615,000 | ▼S$601 -18.5% vs FV | 99yr from 2004 |
Mar 2026 | Blk 647 PUNGGOL CTRL Floor 07 TO 09 | 969sqft | S$595,000 | ▼S$614 -16.7% vs FV | 99yr from 2005 |
Mar 2026 | Blk 613C PUNGGOL DR Floor 13 TO 15 | 1,001sqft | S$688,888 | ▼S$688 -6.6% vs FV | 99yr from 2012 |
Blk 176D EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-15.7% vs FV
Blk 176D EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-15.7% vs FV
Blk 193 EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-22.9% vs FV
Blk 615B EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-10.3% vs FV
Blk 406C NORTHSHORE DR
Mar 2026 · Floor 22 TO 24
+6.0% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 07 TO 09
+3.0% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 13 TO 15
+5.0% vs FV
Blk 624A PUNGGOL CTRL
Mar 2026 · Floor 01 TO 03
-18.0% vs FV
Blk 161B PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-18.5% vs FV
Blk 647 PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-16.7% vs FV
Blk 613C PUNGGOL DR
Mar 2026 · Floor 13 TO 15
-6.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Punggol, pegged at an estimated value of $729,392, reflects a robust market position with a price per square foot (PSF) of $737. With a remaining lease of 87 years, this property not only benefits from a significant tenure but also positions itself favorably in the current real estate landscape. The high model confidence, derived from an analysis of 500 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation.
Market signals indicate that this property is valued above the baseline by 5.6%, suggesting a strong demand and competitive pricing in the Punggol area. This elevated valuation may be attributed to several factors, including the neighborhood's ongoing development projects, amenities, and overall demand for HDB units in the region. As Punggol continues to evolve into a vibrant urban hub, the longevity of the lease combined with strategic positioning within the market dynamics enhances the appeal of this HDB unit, making it a compelling investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.