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…
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Automated Valuation based on 304 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$739,024
S$746 psf
Asking Price
S$770,000
S$778 psf
vs Market
+4.2%
vs Last Done
+21.2%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
304 comps
Nearest MRT
Punggol
511m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
304 comparable transactions
S$697
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$746
Recent Comparable Transactions
10 shown · 304 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 120B EDGEDALE PLAINS Floor 13 TO 15 | 1,001sqft | S$642,888 | ▼S$642 -13.9% vs FV | 99yr from 2017 |
May 2026 | Blk 120B EDGEDALE PLAINS Floor 13 TO 15 | 1,001sqft | S$642,888 | ▼S$642 -13.9% vs FV | 99yr from 2017 |
May 2026 | Blk 120B EDGEDALE PLAINS Floor 10 TO 12 | 1,001sqft | S$648,000 | ▼S$647 -13.3% vs FV | 99yr from 2017 |
May 2026 | Blk 614B EDGEFIELD PLAINS Floor 01 TO 03 | 990sqft | S$625,000 | ▼S$631 -15.4% vs FV | 99yr from 2012 |
May 2026 | Blk 624A PUNGGOL CTRL Floor 10 TO 12 | 1,023sqft | S$645,000 | ▼S$631 -15.4% vs FV | 99yr from 2014 |
May 2026 | Blk 678B PUNGGOL DR Floor 10 TO 12 | 1,001sqft | S$718,888 | ▼S$718 -3.8% vs FV | 99yr from 2016 |
May 2026 | Blk 618A PUNGGOL DR Floor 10 TO 12 | 1,001sqft | S$700,000 | ▼S$699 -6.3% vs FV | 99yr from 2013 |
May 2026 | Blk 666B PUNGGOL DR Floor 16 TO 18 | 1,001sqft | S$718,000 | ▼S$717 -3.9% vs FV | 99yr from 2016 |
May 2026 | Blk 268B PUNGGOL FIELD Floor 10 TO 12 | 1,044sqft | S$790,000 | ▲S$757 +1.5% vs FV | 99yr from 2013 |
May 2026 | Blk 267B PUNGGOL FIELD Floor 13 TO 15 | 1,001sqft | S$750,000 | ▲S$749 +0.4% vs FV | 99yr from 2013 |
May 2026 | Blk 273B PUNGGOL PL Floor 01 TO 03 | 1,001sqft | S$690,000 | ▼S$689 -7.6% vs FV | 99yr from 2013 |
Blk 120B EDGEDALE PLAINS
May 2026 · Floor 13 TO 15
-13.9% vs FV
Blk 120B EDGEDALE PLAINS
May 2026 · Floor 13 TO 15
-13.9% vs FV
Blk 120B EDGEDALE PLAINS
May 2026 · Floor 10 TO 12
-13.3% vs FV
Blk 614B EDGEFIELD PLAINS
May 2026 · Floor 01 TO 03
-15.4% vs FV
Blk 624A PUNGGOL CTRL
May 2026 · Floor 10 TO 12
-15.4% vs FV
Blk 678B PUNGGOL DR
May 2026 · Floor 10 TO 12
-3.8% vs FV
Blk 618A PUNGGOL DR
May 2026 · Floor 10 TO 12
-6.3% vs FV
Blk 666B PUNGGOL DR
May 2026 · Floor 16 TO 18
-3.9% vs FV
Blk 268B PUNGGOL FIELD
May 2026 · Floor 10 TO 12
+1.5% vs FV
Blk 267B PUNGGOL FIELD
May 2026 · Floor 13 TO 15
+0.4% vs FV
Blk 273B PUNGGOL PL
May 2026 · Floor 01 TO 03
-7.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Punggol, currently estimated at $739,024 or $746 PSF, reflects a robust market position with a solid remaining lease of 87 years. This longevity in tenure is particularly appealing to potential buyers, as it not only ensures a prolonged period of ownership but also enhances the investment stability of the asset. Given the current market dynamics, this valuation demonstrates a 4.2% difference from the baseline, indicating a competitive positioning within the local real estate landscape.
Our assessment is grounded in a comprehensive analysis of 304 recent HDB resale transactions in the vicinity, which lends a high degree of confidence to the model employed in determining this valuation. The data reflects a healthy demand for HDB properties in Punggol, supported by the area’s ongoing development and infrastructural improvements. As such, this property not only represents a viable living space but also serves as a strategic investment opportunity, poised to benefit from the continued appreciation of real estate values in the region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.