261a Punggol Way 821261, Matilda, North-east Region, Singapore
$610,000
A well-presented family friendly 3 room HDB flat offering comfort, convenience, and room to grow. Enjoy everyday convenience with transit, schools, and amenities within easy reach, ideal for own stay or investment. Additional Unit Details - 2 original sized bedrooms with air-conditioners and all walls intact - North-South orientation with living room and bedroom windows facing South while main door faces North - Extremely high floor unit - Bright and windy unit with pocket unblocked views - Master Bedroom has a built-in wardrobe - EIP Quota: All Races Eligible - No extension required. Ideal for buyers who require the unit fast - Just next to 24H U Stars Supermarket, Coffeeshop and other amenities - Walking distance to 24H Sheng Siong Supermarket - Next to Soo Teck LRT which is 1 stop from Punggol MRT Station - Short 2 bus stops walk to Waterway Point and Punggol MRT Station Nearby Schools: - Yusof Ishak Secondary School (0.12 km) - MOE Kindergarten @ Valour (0.27 km) - Valour Primary School (0.27 km) - PCF Sparkletots @ Punggol West Blk 308B (0.31 km) - PCF Sparkletots @ Punggol West Blk 271A (0.46 km) - Punggol Green Primary School (0.52 km) - MOE Kindergarten @ Punggol Green (0.52 km) - Punggol Cove Primary School (0.67 km) - MOE Kindergarten @ Punggol Cove (0.67 km) - Edgefield Secondary School (0.89 km) - Punggol View Primary School (0.95 km) - MOE Kindergarten @ Punggol View (0.95 km) MRT/LRT: - Soo Teck (0.09 km) - Sumang (0.34 km) - Punggol (0.61–0.62 km, U/C 0.62 km) - Nibong (0.76 km) - Sam Kee (0.98 km) Disclaimer: Distances shown are estimates Photos shown have been edited slightly for the listing
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 6 HDB resale transactions (data.gov.sg)
Fair Value
S$584,070
S$798 psf
Asking Price
S$610,000
S$833 psf
vs Market
+4.4%
vs Last Done
+4.3%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Punggol
628m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$745
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$798
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 261A PUNGGOL WAY Floor 16 TO 18 | 732sqft | S$585,000 | ▲S$799 +0.1% vs FV | 99yr from 2016 |
Feb 2026 | Blk 261A PUNGGOL WAY Floor 16 TO 18 | 732sqft | S$585,000 | ▲S$799 +0.1% vs FV | 99yr from 2016 |
Sep 2025 | Blk 261A PUNGGOL WAY Floor 16 TO 18 | 732sqft | S$605,000 | ▲S$827 +3.6% vs FV | 99yr from 2016 |
Jul 2025 | Blk 261A PUNGGOL WAY Floor 04 TO 06 | 732sqft | S$535,000 | ▼S$731 -8.4% vs FV | 99yr from 2016 |
Apr 2025 | Blk 261A PUNGGOL WAY Floor 10 TO 12 | 732sqft | S$548,000 | ▼S$749 -6.1% vs FV | 99yr from 2016 |
Oct 2024 | Blk 261A PUNGGOL WAY Floor 07 TO 09 | 732sqft | S$526,888 | ▼S$720 -9.8% vs FV | 99yr from 2016 |
Apr 2024 | Blk 261A PUNGGOL WAY Floor 07 TO 09 | 732sqft | S$472,000 | ▼S$645 -19.2% vs FV | 99yr from 2016 |
Blk 261A PUNGGOL WAY
Feb 2026 · Floor 16 TO 18
+0.1% vs FV
Blk 261A PUNGGOL WAY
Feb 2026 · Floor 16 TO 18
+0.1% vs FV
Blk 261A PUNGGOL WAY
Sep 2025 · Floor 16 TO 18
+3.6% vs FV
Blk 261A PUNGGOL WAY
Jul 2025 · Floor 04 TO 06
-8.4% vs FV
Blk 261A PUNGGOL WAY
Apr 2025 · Floor 10 TO 12
-6.1% vs FV
Blk 261A PUNGGOL WAY
Oct 2024 · Floor 07 TO 09
-9.8% vs FV
Blk 261A PUNGGOL WAY
Apr 2024 · Floor 07 TO 09
-19.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Punggol, with an estimated value of $584,070 or $798 per square foot, reflects the current market dynamics and underlying lease considerations. With a remaining lease of 87 years, this property is situated in an area that has recently experienced a notable uptick in resale activity, as evidenced by six recent transactions in close proximity. However, the model confidence rating is categorized as low, indicating that the valuation may be subject to fluctuations influenced by broader economic conditions and local real estate trends.
Market signals indicate a 4.4% difference from the baseline, suggesting that while the property is positioned competitively within the market, there are potential headwinds that could affect future appreciation. Investors and buyers should remain cognizant of the lease duration, as properties with shorter remaining leases typically face greater valuation pressures. As Punggol continues to evolve with ongoing developments and infrastructure improvements, this HDB unit's value may reflect the area's growing appeal, yet prudent analysis of market conditions will be essential for strategic investment decisions moving forward.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.