169c Punggol Field 823169, Punggol Field, North-east Region, Singapore
$670,000
• Above 8th, high-floor unit. • 3 months extension required • No contra • Eligible for all races • 990 sqft / 92 sqm, efficient & well-proportioned layout • 3 bedrooms + 2 bathrooms • Practical service yard • Bright & breezy with excellent ventilation • Exclusive corner unit – only 4 units per floor • Living room South-facing Nearby Amenities: • Next to Punggol 21 CC, Punggol Plaza & Coral Edge LRT • Short walk to eateries at Tebing Lane • Minutes to One Punggol, Oasis Terraces, Waterway Point, Punggol MRT & Bus Interchange • Close to supermarkets, childcare centres & various dining options • Near Punggol Waterway Park & Park connectors Nearby Schools: • Punggol Green Primary • Punggol Cove Primary • Punggol View Primary • Horizon Primary • Edgefield Secondary • SIT Punggol Campus Ideal family home offering space, privacy & convenience For viewing appointment, please contact: Andy Ong
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: L3002382K
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$695,598
S$703 psf
Asking Price
S$670,000
S$677 psf
vs Market
-3.7%
vs Last Done
+2.0%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Punggol
1840m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$669
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$703
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 169C PUNGGOL FIELD Floor 10 TO 12 | 990sqft | S$658,000 | ▼S$664 -5.5% vs FV | 99yr from 2014 |
Mar 2026 | Blk 169C PUNGGOL FIELD Floor 10 TO 12 | 990sqft | S$658,000 | ▼S$664 -5.5% vs FV | 99yr from 2014 |
Jan 2026 | Blk 169C PUNGGOL FIELD Floor 13 TO 15 | 990sqft | S$665,000 | ▼S$672 -4.4% vs FV | 99yr from 2014 |
Aug 2025 | Blk 169C PUNGGOL FIELD Floor 13 TO 15 | 990sqft | S$665,000 | ▼S$672 -4.4% vs FV | 99yr from 2014 |
Blk 169C PUNGGOL FIELD
Mar 2026 · Floor 10 TO 12
-5.5% vs FV
Blk 169C PUNGGOL FIELD
Mar 2026 · Floor 10 TO 12
-5.5% vs FV
Blk 169C PUNGGOL FIELD
Jan 2026 · Floor 13 TO 15
-4.4% vs FV
Blk 169C PUNGGOL FIELD
Aug 2025 · Floor 13 TO 15
-4.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Punggol, with an estimated value of $695,598, reflects a price per square foot (PSF) of $703. This assessment is derived from recent market data, including three comparable HDB resale transactions in the vicinity. The remaining lease of 85 years adds significant value to the property, as it provides prospective buyers with a considerable duration of ownership, which is particularly appealing in an ever-evolving housing market.
Current market signals indicate a 3.7% difference from the baseline, suggesting a modest appreciation in value relative to similar properties. However, the low model confidence in this valuation highlights potential volatility in the market, which may be influenced by broader economic factors and local demand dynamics. As Punggol continues to develop as a residential hub, it is essential for investors and homeowners alike to consider these fluctuations and the long-term sustainability of property values in this region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.