162a Punggol Central 821162, Punggol Field, North-east Region, Singapore
$728,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
177
Average Price
S1.3M
Total Value
S234.8M
Calculating fair value from URA transaction data…


License: L3009643J
Automated Valuation based on 58 HDB resale transactions (data.gov.sg)
Fair Value
S$741,890
S$605 psf
Asking Price
S$728,000
S$593 psf
vs Market
-1.9%
vs Last Done
-6.5%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
58 comps
Nearest MRT
Punggol
1643m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
58 comparable transactions
S$576
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$605
Recent Comparable Transactions
10 shown · 58 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 186 PUNGGOL CTRL Floor 07 TO 09 | 1,378sqft | S$873,888 | ▲S$634 +4.8% vs FV | 99yr from 2004 |
Feb 2026 | Blk 186 PUNGGOL CTRL Floor 07 TO 09 | 1,378sqft | S$873,888 | ▲S$634 +4.8% vs FV | 99yr from 2004 |
Jan 2026 | Blk 111 EDGEFIELD PLAINS Floor 04 TO 06 | 1,399sqft | S$770,000 | ▼S$550 -9.1% vs FV | 99yr from 2003 |
Jan 2026 | Blk 117 EDGEFIELD PLAINS Floor 04 TO 06 | 1,399sqft | S$836,000 | ▼S$597 -1.3% vs FV | 99yr from 2003 |
Jan 2026 | Blk 114 EDGEFIELD PLAINS Floor 10 TO 12 | 1,399sqft | S$848,888 | ▲S$607 +0.3% vs FV | 99yr from 2003 |
Nov 2025 | Blk 184 EDGEFIELD PLAINS Floor 10 TO 12 | 1,378sqft | S$835,000 | ▲S$606 +0.2% vs FV | 99yr from 2003 |
Oct 2025 | Blk 184 EDGEFIELD PLAINS Floor 10 TO 12 | 1,378sqft | S$840,000 | ▲S$610 +0.8% vs FV | 99yr from 2003 |
Oct 2025 | Blk 181 EDGEFIELD PLAINS Floor 13 TO 15 | 1,378sqft | S$850,000 | ▲S$617 +2.0% vs FV | 99yr from 2003 |
Sep 2025 | Blk 114 EDGEFIELD PLAINS Floor 07 TO 09 | 1,399sqft | S$800,000 | ▼S$572 -5.5% vs FV | 99yr from 2003 |
Aug 2025 | Blk 183 EDGEFIELD PLAINS Floor 16 TO 18 | 1,378sqft | S$880,000 | ▲S$639 +5.6% vs FV | 99yr from 2003 |
Aug 2025 | Blk 182 EDGEFIELD PLAINS Floor 10 TO 12 | 1,378sqft | S$830,000 | ▼S$602 -0.5% vs FV | 99yr from 2003 |
Blk 186 PUNGGOL CTRL
Feb 2026 · Floor 07 TO 09
+4.8% vs FV
Blk 186 PUNGGOL CTRL
Feb 2026 · Floor 07 TO 09
+4.8% vs FV
Blk 111 EDGEFIELD PLAINS
Jan 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 117 EDGEFIELD PLAINS
Jan 2026 · Floor 04 TO 06
-1.3% vs FV
Blk 114 EDGEFIELD PLAINS
Jan 2026 · Floor 10 TO 12
+0.3% vs FV
Blk 184 EDGEFIELD PLAINS
Nov 2025 · Floor 10 TO 12
+0.2% vs FV
Blk 184 EDGEFIELD PLAINS
Oct 2025 · Floor 10 TO 12
+0.8% vs FV
Blk 181 EDGEFIELD PLAINS
Oct 2025 · Floor 13 TO 15
+2.0% vs FV
Blk 114 EDGEFIELD PLAINS
Sep 2025 · Floor 07 TO 09
-5.5% vs FV
Blk 183 EDGEFIELD PLAINS
Aug 2025 · Floor 16 TO 18
+5.6% vs FV
Blk 182 EDGEFIELD PLAINS
Aug 2025 · Floor 10 TO 12
-0.5% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB Executive unit in Punggol, with a remaining lease of 76 years, currently stands at an estimated value of $741,890, translating to a price per square foot (PSF) of $605. This valuation reflects a robust confidence level, rated as high, derived from an analytical review of 58 recent HDB resale transactions in the vicinity. The data indicates a strong alignment with the current market trends, showcasing a mere 1.9% deviation from the baseline market price, which underscores the competitive nature of Punggol's residential landscape.</p> <p>This minimal variance in market pricing signals a resilient demand for HDB properties in the area, particularly given the long remaining lease which enhances the investment appeal. As Punggol continues to evolve as a vibrant hub with increasing amenities and infrastructural developments, prospective buyers are likely to view this property not only as a home but also as a strategic investment. The favorable lease term combined with market dynamics presents an opportune moment for discerning investors looking to capitalize on the growth potential of this promising district.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.