266b Punggol Way 822266, Matilda, North-east Region, Singapore
$800,000
Modern Lux Concept | Top Floor Level 17 | True Corner 4 Room HDB Unit Details: * 990 sqft * Top Floor Level 17 * 4 Room Model A * Originally 3 Bed 2 Bath * Open Sky View * Extensively Renovated with Modern Luxurious Materials & Fittings * Marble Flooring in Living / Dining * Higher Ceiling Height 2.8M * Bright and Well Ventilated * True Corner Unit, Plenty of Privacy * No Ethnic Quota Restriction * No Extension Required * Living Room Facing: Predominantly North * Main Door Facing: Predominantly South Project Details: * Punggol Emerald * 99-Years from 2015 * 88+ Years Balance Lease * No Ethnic Quota Restriction Transports: Soo Teck LRT (PW7) | 0.08KM Punggol MRT (NE17/CP4/PTC) | 0.47KM Shopping Malls: Waterway Point | 0.48KM Anchorvale Village | 1.44KM Compass One | 1.54KM Groceries: FairPrice Finest @ Waterway Point | 0.48KM Li Li Cheng Supermarket @ Punggol Regalia | 0.52KM Sheng Siong Supermarket @ 301 Punggol Central | 0.94KM Eateries: One Punggol Hawker Centre | 0.86KM FoodCity @ 301 Punggol | 0.94KM GM Food Centre | 1.16KM Primary Schools: Valour Primary School | 0.19KM Punggol Green Primary School | 0.42KM Punggol Cove Primary School | 0.68KM Punggol View Primary School | 0.81KM Secondary School: Yusof Ishak Secondary School | 0.24KM Edgefield Secondary School | 0.77KM Compassvale Secondary School | 1.07KM All sizes, measurements, drawings, etc. included herewith are based on estimates, not drawn to scale.
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 1 HDB resale transactions (data.gov.sg)
Fair Value
S$749,482
S$757 psf
Asking Price
S$800,000
S$808 psf
vs Market
+6.7%
vs Last Done
+17.6%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Punggol
499m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$687
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$757
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 266B PUNGGOL WAY Floor 04 TO 06 | 990sqft | S$680,000 | ▼S$687 -9.2% vs FV | 99yr from 2015 |
Nov 2025 | Blk 266B PUNGGOL WAY Floor 04 TO 06 | 990sqft | S$680,000 | ▼S$687 -9.2% vs FV | 99yr from 2015 |
Blk 266B PUNGGOL WAY
Nov 2025 · Floor 04 TO 06
-9.2% vs FV
Blk 266B PUNGGOL WAY
Nov 2025 · Floor 04 TO 06
-9.2% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Punggol, with an estimated value of $749,482, represents a significant market signal, indicating a price that is above the prevailing market conditions by approximately 6.7%. This premium positioning suggests that the property is attracting heightened interest, possibly due to Punggol's evolving landscape and its appeal as a family-friendly environment with ample amenities and connectivity. With a remaining lease of 87 years, this HDB unit offers potential buyers a considerable time horizon for ownership, aligning with the long-term investment philosophy prevalent among Singaporean homebuyers.
However, it is crucial to note that the model confidence in this valuation remains low, primarily due to the limited data set, relying on just one recent HDB resale transaction in the vicinity. This constricted data pool may not adequately capture the nuanced dynamics of the Punggol housing market. As such, prospective buyers and investors should approach this valuation with caution, considering the potential variability in future market movements and the overall economic landscape. The resilience of Punggol's property market will depend on ongoing developments and infrastructure enhancements that could further boost its desirability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.