446 Punggol Way 820446, Northshore, North-east Region, Singapore
$1,300 /month
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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Estimated sale value based on 10 HDB resale transactions (data.gov.sg)
Fair Value
S$166,122
S$831 psf
Asking Price
S$1,300
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
10 comps
Nearest MRT
Punggol
1745m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$791
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$831
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 409B NORTHSHORE DR Floor 01 TO 03 | 721sqft | S$532,000 | ▼S$738 -11.2% vs FV | 99yr from 2021 |
Jan 2026 | Blk 409B NORTHSHORE DR Floor 01 TO 03 | 721sqft | S$532,000 | ▼S$738 -11.2% vs FV | 99yr from 2021 |
Jan 2026 | Blk 406C NORTHSHORE DR Floor 04 TO 06 | 721sqft | S$570,000 | ▼S$790 -4.9% vs FV | 99yr from 2021 |
Jan 2026 | Blk 409C NORTHSHORE DR Floor 04 TO 06 | 721sqft | S$568,000 | ▼S$788 -5.2% vs FV | 99yr from 2021 |
Jan 2026 | Blk 409D NORTHSHORE DR Floor 01 TO 03 | 721sqft | S$530,000 | ▼S$735 -11.6% vs FV | 99yr from 2021 |
Sep 2025 | Blk 406B NORTHSHORE DR Floor 04 TO 06 | 721sqft | S$563,000 | ▼S$781 -6.0% vs FV | 99yr from 2021 |
Sep 2025 | Blk 406C NORTHSHORE DR Floor 07 TO 09 | 721sqft | S$586,000 | ▼S$813 -2.2% vs FV | 99yr from 2021 |
Aug 2025 | Blk 406C NORTHSHORE DR Floor 19 TO 21 | 721sqft | S$630,000 | ▲S$874 +5.2% vs FV | 99yr from 2021 |
Jul 2025 | Blk 406C NORTHSHORE DR Floor 19 TO 21 | 721sqft | S$638,000 | ▲S$885 +6.5% vs FV | 99yr from 2021 |
Jul 2025 | Blk 406C NORTHSHORE DR Floor 01 TO 03 | 721sqft | S$538,000 | ▼S$746 -10.2% vs FV | 99yr from 2021 |
May 2025 | Blk 406B NORTHSHORE DR Floor 07 TO 09 | 721sqft | S$550,000 | ▼S$763 -8.2% vs FV | 99yr from 2021 |
Blk 409B NORTHSHORE DR
Jan 2026 · Floor 01 TO 03
-11.2% vs FV
Blk 409B NORTHSHORE DR
Jan 2026 · Floor 01 TO 03
-11.2% vs FV
Blk 406C NORTHSHORE DR
Jan 2026 · Floor 04 TO 06
-4.9% vs FV
Blk 409C NORTHSHORE DR
Jan 2026 · Floor 04 TO 06
-5.2% vs FV
Blk 409D NORTHSHORE DR
Jan 2026 · Floor 01 TO 03
-11.6% vs FV
Blk 406B NORTHSHORE DR
Sep 2025 · Floor 04 TO 06
-6.0% vs FV
Blk 406C NORTHSHORE DR
Sep 2025 · Floor 07 TO 09
-2.2% vs FV
Blk 406C NORTHSHORE DR
Aug 2025 · Floor 19 TO 21
+5.2% vs FV
Blk 406C NORTHSHORE DR
Jul 2025 · Floor 19 TO 21
+6.5% vs FV
Blk 406C NORTHSHORE DR
Jul 2025 · Floor 01 TO 03
-10.2% vs FV
Blk 406B NORTHSHORE DR
May 2025 · Floor 07 TO 09
-8.2% vs FV
HELIOS AI Analysis
The recent valuation of the HDB 3-room unit in Punggol, with a remaining lease of 97 years, stands at an estimated value of $166,122, translating to a price per square foot (PSF) of $831. This valuation reflects a market price that is consistent with the baseline, indicating a stable demand within the area. A thorough analysis of ten recent HDB resale transactions in the vicinity supports this valuation, showcasing the resilience of the Punggol market despite the broader fluctuations observed in Singapore's real estate landscape.
The medium confidence level in this valuation suggests that while the data correlates effectively with recent market activity, there are underlying factors that could influence future pricing. Notably, Punggol has been recognized for its vibrant community development and proximity to essential amenities, which play a crucial role in sustaining property values. As the area continues to evolve, driven by infrastructural upgrades and urban planning initiatives, the longevity of the lease at 97 years enhances the attractiveness of this property, further solidifying its position within the market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.