323b Sumang Walk 822323, Punggol Town Centre, North-east Region, Singapore
$930,000
***NEW LISTING FOR SALE*** NEWLY MOP 5 ROOM HDB FOR SALE HIGH FLOOR WITH UNBLOCKED VIEW SELLER CONVERTED ORIGINAL DINING AREA INTO A 4TH BEDROOM Nearest LRT Station: - Nibong LRT Station (5 mins walk) 3 LRT stops to Punggol MRT and Waterway Point Schools within 1km: - Punggol Cove Primary School - Northshore Primary School - Valour Primary School Supermarkets: - Prime Supermarket @ 322 (doorstep) - U Stars Supermarket @ 261 (0.3 km) - U Stars Mega Mart @ 218 (0.5 km) ️ Shopping Malls: - Waterway Point (0.8 km) This spacious 4 bedroom HDB located at 323B, Sumang Walk, Singapore offers comfortable and convenient living. With 2 bathrooms and a total area of 1216 sqft, this home provides ample space for a growing family. Situated in a prime location, this HDB is surrounded by an array of amenities. Sumang and Nibong MRT Stations are just a short distance away, providing easy access to the rest of Singapore. Families with children will appreciate the proximity to reputable schools such as Punggol Cove Primary School, ensuring a quality education for your little ones. For daily necessities, residents can conveniently shop at Prime Supermarket and Kimly Coffeeshop. Additionally, Waterway Point offers a diverse range of shopping and dining options for your enjoyment. Don't miss out on this fantastic opportunity to own a spacious 4 bedroom HDB in a highly sought-after location. Contact Nicholas Woon @ 8797 XXXX for an exclusive viewing and make this your dream home! (Note: The distances mentioned are approximate and based on the latitude and longitude provided.)
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
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$900,733
S$741 psf
Asking Price
S$930,000
S$765 psf
vs Market
+3.2%
vs Last Done
+9.4%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Punggol
920m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$692
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$741
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 323B SUMANG WALK Floor 10 TO 12 | 1,216sqft | S$850,000 | ▼S$699 -5.7% vs FV | 99yr from 2020 |
Oct 2025 | Blk 323B SUMANG WALK Floor 10 TO 12 | 1,216sqft | S$850,000 | ▼S$699 -5.7% vs FV | 99yr from 2020 |
Oct 2025 | Blk 323B SUMANG WALK Floor 04 TO 06 | 1,216sqft | S$828,000 | ▼S$681 -8.1% vs FV | 99yr from 2020 |
Jul 2025 | Blk 323B SUMANG WALK Floor 13 TO 15 | 1,216sqft | S$857,000 | ▼S$705 -4.9% vs FV | 99yr from 2020 |
Mar 2025 | Blk 323B SUMANG WALK Floor 10 TO 12 | 1,216sqft | S$830,000 | ▼S$682 -8.0% vs FV | 99yr from 2020 |
Blk 323B SUMANG WALK
Oct 2025 · Floor 10 TO 12
-5.7% vs FV
Blk 323B SUMANG WALK
Oct 2025 · Floor 10 TO 12
-5.7% vs FV
Blk 323B SUMANG WALK
Oct 2025 · Floor 04 TO 06
-8.1% vs FV
Blk 323B SUMANG WALK
Jul 2025 · Floor 13 TO 15
-4.9% vs FV
Blk 323B SUMANG WALK
Mar 2025 · Floor 10 TO 12
-8.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Punggol, with a remaining lease of 91 years, stands at an estimated value of $900,733, translating to a price per square foot (PSF) of $741. This figure reflects a market price that is 3.2% above the baseline, indicating a slight upward trend in demand within the area. Such a valuation, while promising, is underscored by a low model confidence level, suggesting that market conditions may be fluctuating and warranting caution for potential investors and buyers.
Recent sales data, drawn from only four comparable HDB resale transactions in the vicinity, points to a nascent yet resilient market dynamic in Punggol. The relatively stable lease of 91 years contributes positively to the property’s attractiveness, as it offers prospective homeowners a significant tenure for investment. However, the low confidence in the model also indicates that external factors—such as economic conditions, government policies, and shifting buyer preferences—could influence future valuations. As such, stakeholders are advised to remain vigilant and consider comprehensive local market analysis when approaching this property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.