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…


License: L3008022J
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$729,392
S$737 psf
Asking Price
S$770,000
S$778 psf
vs Market
+5.6%
vs Last Done
+25.3%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Punggol
511m away · +2% premium
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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$737
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 -15.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 176D EDGEFIELD PLAINS Floor 13 TO 15 | 926sqft | S$575,000 | ▼S$621 -15.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 193 EDGEFIELD PLAINS Floor 13 TO 15 | 969sqft | S$550,000 | ▼S$568 -22.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 615B EDGEFIELD PLAINS Floor 13 TO 15 | 990sqft | S$655,000 | ▼S$661 -10.3% vs FV | 99yr from 2012 |
Mar 2026 | Blk 406C NORTHSHORE DR Floor 22 TO 24 | 1,012sqft | S$790,000 | ▲S$781 +6.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 07 TO 09 | 1,001sqft | S$760,000 | ▲S$759 +3.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 13 TO 15 | 1,001sqft | S$775,000 | ▲S$774 +5.0% vs FV | 99yr from 2021 |
Mar 2026 | Blk 624A PUNGGOL CTRL Floor 01 TO 03 | 1,023sqft | S$618,000 | ▼S$604 -18.0% vs FV | 99yr from 2014 |
Mar 2026 | Blk 161B PUNGGOL CTRL Floor 07 TO 09 | 1,023sqft | S$615,000 | ▼S$601 -18.5% vs FV | 99yr from 2004 |
Mar 2026 | Blk 647 PUNGGOL CTRL Floor 07 TO 09 | 969sqft | S$595,000 | ▼S$614 -16.7% vs FV | 99yr from 2005 |
Mar 2026 | Blk 613C PUNGGOL DR Floor 13 TO 15 | 1,001sqft | S$688,888 | ▼S$688 -6.6% vs FV | 99yr from 2012 |
Blk 176D EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-15.7% vs FV
Blk 176D EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-15.7% vs FV
Blk 193 EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-22.9% vs FV
Blk 615B EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
-10.3% vs FV
Blk 406C NORTHSHORE DR
Mar 2026 · Floor 22 TO 24
+6.0% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 07 TO 09
+3.0% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 13 TO 15
+5.0% vs FV
Blk 624A PUNGGOL CTRL
Mar 2026 · Floor 01 TO 03
-18.0% vs FV
Blk 161B PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-18.5% vs FV
Blk 647 PUNGGOL CTRL
Mar 2026 · Floor 07 TO 09
-16.7% vs FV
Blk 613C PUNGGOL DR
Mar 2026 · Floor 13 TO 15
-6.6% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB flat located in Punggol at an estimated value of $729,392 (approximately $737 PSF) signals a robust position within the current market landscape. With a remaining lease of 87 years, this property benefits from an extended tenure that adds significant appeal to potential buyers, particularly first-time homeowners and investors seeking long-term value retention. The analysis indicates an above-market valuation, with a notable difference of 5.6% from the baseline, reflecting strong demand and competitive pricing in this evolving neighborhood.
This valuation is supported by data derived from 500 recent HDB resale transactions in the vicinity, showcasing a high level of confidence in the model employed. The ongoing development and infrastructure improvements in Punggol further bolster the desirability of HDB properties in the area, making it a prime location for prospective buyers. As the market dynamics continue to evolve, this HDB unit exemplifies the potential for capital appreciation and remains an attractive option for discerning investors looking to capitalize on Singapore's thriving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.