323d Sumang Walk 824323, Punggol Town Centre, North-east Region, Singapore
$1,080,000
Rare 3-Gen unit !! Rare fully unblock River Views!!!. 4 Bedrooms. Size 123 sqm (1324 sft). 2 Master Bedrooms with attached Bathroom. Similar layout to dual-key condo units. EXCLUSIVE LISTING BY S.K.YEO ERA * HDB Punggol Bayview Neighbourhood. * Just 6+ Years NEW ! Remaining Lease about 92+ years ! * One of the few hdb clusters built next to Sungei Punggol River. * Quiet, don't face traffic / noisy roads. * EXCELLENT PRIVACY !!! Unblock River views for Living room and ALL 4 Bedrooms. * Best stack in Punggol Bayview : The distance to next visible block is very far. Privacy! Even the kitchen yard faces the River! * CORNER UNIT. One unit by itself, don't share wall with other neighbours. Excellent Privacy, "own private" corridor space outside main door. * SIZE : approx 123 sqm ( 1324 sft ) * NICE SQUARISH & EFFICIENT FLOORPLAN * Similar to DUAL-KEY Condo units * Very spacious living room with Balcony * Kitchen with Yard. * 2 Spacious Master Bedrooms with attached Bathroom. Two !!! * 2 Common Bedrooms + Household Storeroom. * CONVENIENTLY LOCATED NEAR EATERIES / LRT / MRT / SHOPPING MALL / TOWN HUB / SAFRA / WATERWAY PCN. * 1 min walk to Blk 322 foodcourt/ shops / supermarket * 1mins walk to PCN. Go for a leisure Jog or a bicycle Ride on Punggol Waterway . * 2-3 mins walk to Nibong LRT Station, Blk 312A foodcourt/shops * 3 LRT stops to Waterway Point Shopping Mall / Punggol MRT * 5mins walk to Marina Country Club * 8 mins walk to Blk 308C Foodcourts/Shops. * 10mins walk to Blk 261 Foodcourts/ Supermarket * 8-10 mins walk to Northshore Plazas * Near One Punggol Town Hub, Hawker, Regional Library, shops & Punggol Safra. RARE RIVER & FULLY UNBLOCK VIEWS ! EXCELLENT PRIVACY!! SERIOUS SELLER !!!. * VIEW IT, LIKE IT & BUY IT FAST ! * HURRY !!! GRAB BEFORE IT’S GONE !!! * VIEWING BY APPOINTMENT ONLY Call S.K.Yeo ERA @ 9366 XXXX Now!
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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$1.07M
S$810 psf
Asking Price
S$1.08M
S$816 psf
vs Market
+0.7%
vs Last Done
+4.1%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Punggol
952m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$757
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$810
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 323D SUMANG WALK Floor 07 TO 09 | 1,324sqft | S$1,038,000 | ▼S$784 -3.2% vs FV | 99yr from 2020 |
Jan 2026 | Blk 323D SUMANG WALK Floor 07 TO 09 | 1,324sqft | S$1,038,000 | ▼S$784 -3.2% vs FV | 99yr from 2020 |
Aug 2025 | Blk 323D SUMANG WALK Floor 07 TO 09 | 1,216sqft | S$838,888 | ▼S$690 -14.8% vs FV | 99yr from 2020 |
Jul 2025 | Blk 323D SUMANG WALK Floor 22 TO 24 | 1,216sqft | S$968,000 | ▼S$796 -1.7% vs FV | 99yr from 2020 |
Blk 323D SUMANG WALK
Jan 2026 · Floor 07 TO 09
-3.2% vs FV
Blk 323D SUMANG WALK
Jan 2026 · Floor 07 TO 09
-3.2% vs FV
Blk 323D SUMANG WALK
Aug 2025 · Floor 07 TO 09
-14.8% vs FV
Blk 323D SUMANG WALK
Jul 2025 · Floor 22 TO 24
-1.7% vs FV
HELIOS AI Analysis
In the ever-evolving landscape of Singapore's property market, the valuation of the HDB 5-room unit in Punggol presents a nuanced perspective on current market dynamics. With a remaining lease of 91 years, this property boasts an estimated value of $1,072,733, equating to $810 PSF. The valuation reflects a market signal with a marginal 0.7% difference from the baseline, indicating relative stability in the surrounding market conditions. However, it is essential to note that the model confidence for this valuation is assessed as low, suggesting potential volatility and the influence of external factors that could impact future transactions.
The valuation draws upon insights from three recent HDB resale transactions in the vicinity, which serve as critical benchmarks for understanding price movements in Punggol. Despite the modest variance from the baseline, the property’s location, coupled with the remaining lease, underlines the importance of leasehold tenure in shaping buyer sentiment and pricing strategies. As Punggol continues to develop as a vibrant residential hub, stakeholders must remain vigilant in monitoring market trends, particularly regarding the demand for HDB flats with extended leases, which tend to attract premium valuations amid a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.