106b Punggol Field 822106, Punggol Field, North-east Region, Singapore
$599,999
Conveniently Located Unit Near Top School, Amenities and Transport Links Well-maintained home situated in a highly convenient neighbourhood, close to reputable schools(0.26KM to Mee Toh School) and a wide range of amenities including supermarkets, eateries, and shopping options. Enjoy excellent connectivity with easy access to the Mass Rapid Transit (Singapore) network, bus routes, and major expressway(TPE), making daily commuting simple and efficient. Ideal for families and young professionals seeking comfort, convenience, and accessibility. * Direct North-South Facing (NO West Sun!) * Flexible & Efficient unit * Bright and Well-Ventilated Layout * Functional and modern kitchen (renovated just 3 to 4 years ago) * No ethnic quota restriction (as of Mar 2026) * Required 3 months extension Connectivity at your doorstep! > 5mins to Bus Stop along TPE that connects you to Changi Airport, Tampines and Pasir Ris etc > 2mins to Meridian LRT > 1 stop to Punggol Plaza > 2 stops to Punggol MRT (NEL) & Punggol Waterway Point > 2 stops to Riviera LRT (Upcoming future Cross-Island Line) > 8mins Drive to Punggol Digital District > Close to upcoming Seletar Regional Centre Primary School that is within 1KM # Mee Toh School - 0.26KM # Edgefield Primary School - 0.33KM # Greendale Primary School - 0.5KM # Rivervale Primary School - 0.56KM # Horizon Primary School - 0.66km # Oasis Primary School - 0.88KM # Punggol View Primary School - 0.94KM Groceries & Supermarket : - Prime Supermarket (108 Punggol Field -0.12KM - Cold Storage (block 622D Punggol Central -0.48KM) - Fairprice (168 Punggol Field, Punggol Plaza -0.65KM) - Sheng Siong Supermarket (301 Punggol Central Multi Story Car Park Feel free to contact Ivan at (9_2_2_7_8_3_8_8) anytime for a viewing!
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$699,867
S$722 psf
Asking Price
S$599,999
S$619 psf
vs Market
-14.3%
vs Last Done
-0.3%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Punggol
1093m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$722
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 -14.0% vs FV | 99yr from 2003 |
Mar 2026 | Blk 176D EDGEFIELD PLAINS Floor 13 TO 15 | 926sqft | S$575,000 | ▼S$621 -14.0% vs FV | 99yr from 2003 |
Mar 2026 | Blk 193 EDGEFIELD PLAINS Floor 13 TO 15 | 969sqft | S$550,000 | ▼S$568 -21.3% vs FV | 99yr from 2003 |
Mar 2026 | Blk 615B EDGEFIELD PLAINS Floor 13 TO 15 | 990sqft | S$655,000 | ▼S$661 -8.4% vs FV | 99yr from 2012 |
Mar 2026 | Blk 406C NORTHSHORE DR Floor 22 TO 24 | 1,012sqft | S$790,000 | ▲S$781 +8.2% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 07 TO 09 | 1,001sqft | S$760,000 | ▲S$759 +5.1% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 13 TO 15 | 1,001sqft | S$775,000 | ▲S$774 +7.2% vs FV | 99yr from 2021 |
Mar 2026 | Blk 624A PUNGGOL CTRL Floor 01 TO 03 | 1,023sqft | S$618,000 | ▼S$604 -16.3% vs FV | 99yr from 2014 |
Mar 2026 | Blk 161B PUNGGOL CTRL Floor 07 TO 09 | 1,023sqft | S$615,000 | ▼S$601 -16.8% vs FV | 99yr from 2004 |
Mar 2026 | Blk 647 PUNGGOL CTRL Floor 07 TO 09 | 969sqft | S$595,000 | ▼S$614 -15.0% vs FV | 99yr from 2005 |
Mar 2026 | Blk 623C PUNGGOL CTRL Floor 07 TO 09 | 1,012sqft | S$655,000 | ▼S$647 -10.4% vs FV | 99yr from 2014 |
Blk 176D EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-14.0% vs FV
Blk 176D EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-14.0% vs FV
Blk 193 EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-21.3% vs FV
Blk 615B EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-8.4% vs FV
Blk 406C NORTHSHORE DR
Mar 2026 · Floor 22 TO 24
+8.2% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 07 TO 09
+5.1% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 13 TO 15
+7.2% vs FV
Blk 624A PUNGGOL CTRL
Mar 2026 · Floor 01 TO 03
-16.3% vs FV
Blk 161B PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-16.8% vs FV
Blk 647 PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-15.0% vs FV
Blk 623C PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-10.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Punggol, estimated at $699,867 or $722 PSF, presents an intriguing opportunity within the current market landscape. With a remaining lease of 74 years, this property is strategically positioned to attract both young families and investors seeking long-term appreciation. The valuation reflects a compelling 14.3% difference from the baseline, signaling a good deal for prospective buyers. This discount is notable, especially considering the robust demand for HDB units in Punggol, which has seen an influx of new developments and amenities enhancing the overall living experience.
The model confidence in this valuation is rated as high, bolstered by an analysis of 500 recent HDB resale transactions in the vicinity. This extensive dataset provides a reliable benchmark for market trends, indicating a healthy appetite for HDB properties in this rapidly evolving district. As Punggol continues to develop into a vibrant residential hub with integrated facilities and improved connectivity, the potential for capital appreciation remains significant. Buyers are encouraged to seize this opportunity, as properties with such favorable lease terms and market positioning are increasingly rare.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.