265a Punggol Way 821265, Matilda, North-east Region, Singapore
$999,000
Experience modern living at its finest at this exquisitely renovated 5-Room HDB flat. Situated on a high floor, this corner unit offers the perfect blend of privacy, breeze, and natural light. Situated in a vibrant neighbourhood, you will be surrounded by everything you need! UNIT DETAILS: - 5I Model - High Floor, Corner Unit - Floor Area of 1205sqft / 112sqm (approx.) - 3 Bedrooms + 2 Bathrooms - Well-renovated, Move-in condition - Good size Bedrooms & Spacious Living/Dining area - No Odd Shape rooms - Front Door Facing = East - Large windows allow for excellent cross-ventilation and plenty of natural sunlight - Functional open-concept kitchen with natural ventilation, and Blue Pearl granite countertops - Serious & Motivated Seller - No Extension of Stay - No Ethnic Quota Restrictions (Open to all races) AMENITIES & CONVENIENCE: - Around 5 mins walk to Soo Teck LRT station (PW7) - Around 8-10 mins walk to Punggol MRT/LRT station (NE17/PTC) - Around 3 mins walk to the closest bus stop - Around 8 mins walk to Waterway Point - Around 10 mins walk to Punggol Waterway Park - Around 5 mins walk to Zenith Medical Clinic, etc. NEARBY SCHOOLS: - Valour Primary School (Within 1km) - Punggol Green View Primary School (Within 1km) - Punggol View Primary School (Within 1km) - Punggol Cove Primary School (1km) - Nan Chiau Primary School (Within 2km) - Mee Toh School (Within 2km) - Yusof Ishak Secondary School - Edgefield Secondary School, etc. Contact me for an exclusive viewing! Cecilia Wong at 8-2-0-7-2-5-7-2 ERA Realty Network Pte Ltd
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: L3002382K
Automated Valuation based on 499 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$843,977
S$700 psf
Asking Price
S$999,000
S$829 psf
vs Market
+18.4%
vs Last Done
+24.5%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
499 comps
Nearest MRT
Punggol
413m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
499 comparable transactions
S$635
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$700
Recent Comparable Transactions
10 shown · 499 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 -4.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 -4.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 171C EDGEDALE PLAINS Floor 16 TO 18 | 1,184sqft | S$725,000 | ▼S$612 -12.6% vs FV | 99yr from 2004 |
Mar 2026 | Blk 669B EDGEFIELD PLAINS Floor 10 TO 12 | 1,216sqft | S$880,000 | ▲S$723 +3.3% vs FV | 99yr from 2016 |
Mar 2026 | Blk 669A EDGEFIELD PLAINS Floor 13 TO 15 | 1,206sqft | S$818,000 | ▼S$679 -3.0% vs FV | 99yr from 2016 |
Mar 2026 | Blk 406B NORTHSHORE DR Floor 10 TO 12 | 1,206sqft | S$888,000 | ▲S$737 +5.3% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 04 TO 06 | 1,216sqft | S$880,000 | ▲S$723 +3.3% vs FV | 99yr from 2021 |
Mar 2026 | Blk 294 PUNGGOL CTRL Floor 13 TO 15 | 1,184sqft | S$700,000 | ▼S$591 -15.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 664A PUNGGOL DR Floor 13 TO 15 | 1,184sqft | S$808,000 | ▼S$682 -2.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 641B PUNGGOL DR Floor 10 TO 12 | 1,184sqft | S$733,000 | ▼S$619 -11.6% vs FV | 99yr from 2005 |
Mar 2026 | Blk 658C PUNGGOL EAST Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -4.9% vs FV | 99yr from 2018 |
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
-4.9% vs FV
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
-4.9% vs FV
Blk 171C EDGEDALE PLAINS
Mar 2026 · Floor 16 TO 18
-12.6% vs FV
Blk 669B EDGEFIELD PLAINS
Mar 2026 · Floor 10 TO 12
+3.3% vs FV
Blk 669A EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-3.0% vs FV
Blk 406B NORTHSHORE DR
Mar 2026 · Floor 10 TO 12
+5.3% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 04 TO 06
+3.3% vs FV
Blk 294 PUNGGOL CTRL
Mar 2026 · Floor 13 TO 15
-15.6% vs FV
Blk 664A PUNGGOL DR
Mar 2026 · Floor 13 TO 15
-2.6% vs FV
Blk 641B PUNGGOL DR
Mar 2026 · Floor 10 TO 12
-11.6% vs FV
Blk 658C PUNGGOL EAST
Mar 2026 · Floor 04 TO 06
-4.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Punggol, with a remaining lease of 86 years, stands at an estimated value of $843,977, translating to approximately $700 PSF. This valuation is significant, as it reflects an 18.4% premium over the baseline market value, indicating robust demand and investor confidence in the Punggol area. The high model confidence rating enhances the reliability of this valuation, drawing upon insights from 499 recent HDB resale transactions in the vicinity, which affirm the upward trend in property values.
Punggol has emerged as a desirable residential hub, bolstered by ongoing infrastructural developments and well-planned amenities that cater to modern living. The extended lease of 86 years offers prospective buyers a substantial tenure, which is a critical factor in HDB valuations, particularly in a market where leasehold properties are increasingly scrutinized. This combination of strong market signals and high model confidence underscores the potential for continued appreciation in property values within this region, making this 5-room HDB unit a compelling investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.