226c Sumang Lane 823226, Matilda, North-east Region, Singapore
$818,000
The Verandah @ Matilda HDB 5 room PA, 114sqm/1227sqft High floor unit Above #10 Main door faces South Long remaining lease app 91 years, Extension negotiable depending on completion 3 bedrooms, 2 bathrooms, Enclosed kitchen. Spacious and flexible layout allows new owner to add a study and open kitchen concept. TOP 2018, unit is in well-maintained and in pristine condition. Bright & Airy with north facing view to Punggol Reservoir. Good Choice of Childcare Centers: Several PCF SparkleTots Preschools Good Choice of Primary Schools: Punggol Green Valour Punggol Cove Punggol View Oasis Good Choice of Secondary Schools: Punggol Edgefield Greendale Yusof Ishak Connectivity •For those who drive, TPE in close proximity. •Bus Stop Right In Front of Block: Bus 382G 8 min to Punggol Interchange & Punggol MRT(NE17) •7 min/435m walk to Soo Teck (PW7) LRT • Punggol Digital District @ Teck Lee (PW2) station Whether upgrading or newly weds, this residence with approximately 91 years remaining lease offers great value for your pocket with little reno required and an ideal environment for a growing family. The kids will have weekend trips to Coney Island to look forward to! Simply WhatsApp Sheila @ 9O9OIO5I to arrange a viewing FAST… ATTRACTIVELY PRICED TO SELL. See you soon!
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 145 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$823,683
S$671 psf
Asking Price
S$818,000
S$667 psf
vs Market
-0.7%
vs Last Done
-11.3%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
145 comps
Nearest MRT
Punggol
976m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
145 comparable transactions
S$627
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$671
Recent Comparable Transactions
10 shown · 145 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 420 SERANGOON CTRL Floor 07 TO 09 | 1,302sqft | S$980,000 | ▲S$752 +12.1% vs FV | 99yr from 1989 |
Apr 2026 | Blk 420 SERANGOON CTRL Floor 07 TO 09 | 1,302sqft | S$980,000 | ▲S$752 +12.1% vs FV | 99yr from 1989 |
Apr 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$794,000 | ▼S$620 -7.6% vs FV | 99yr from 1998 |
Apr 2026 | Blk 504 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,335sqft | S$660,000 | ▼S$494 -26.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 205 SERANGOON CTRL Floor 01 TO 03 | 1,313sqft | S$925,000 | ▲S$704 +4.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 135 SERANGOON NTH AVE 2 Floor 07 TO 09 | 1,302sqft | S$770,000 | ▼S$591 -11.9% vs FV | 99yr from 1989 |
Mar 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$806,000 | ▼S$619 -7.7% vs FV | 99yr from 1998 |
Feb 2026 | Blk 402 SERANGOON AVE 1 Floor 04 TO 06 | 1,324sqft | S$952,000 | ▲S$719 +7.2% vs FV | 99yr from 1989 |
Feb 2026 | Blk 409 SERANGOON CTRL Floor 10 TO 12 | 1,302sqft | S$1,010,000 | ▲S$775 +15.5% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 01 TO 03 | 1,302sqft | S$1,050,000 | ▲S$806 +20.1% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +12.1% vs FV | 99yr from 1989 |
Blk 420 SERANGOON CTRL
Apr 2026 · Floor 07 TO 09
+12.1% vs FV
Blk 420 SERANGOON CTRL
Apr 2026 · Floor 07 TO 09
+12.1% vs FV
Blk 548 SERANGOON NTH AVE 3
Apr 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 504 SERANGOON NTH AVE 4
Apr 2026 · Floor 01 TO 03
-26.4% vs FV
Blk 205 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+4.9% vs FV
Blk 135 SERANGOON NTH AVE 2
Mar 2026 · Floor 07 TO 09
-11.9% vs FV
Blk 548 SERANGOON NTH AVE 3
Mar 2026 · Floor 07 TO 09
-7.7% vs FV
Blk 402 SERANGOON AVE 1
Feb 2026 · Floor 04 TO 06
+7.2% vs FV
Blk 409 SERANGOON CTRL
Feb 2026 · Floor 10 TO 12
+15.5% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 01 TO 03
+20.1% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 04 TO 06
+12.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Serangoon, with a remaining lease of 91 years, stands at an estimated value of $823,683, translating to a price per square foot (PSF) of $671. This valuation is grounded in a robust market analysis, reflecting a mere 0.7% deviation from the baseline market price, indicating a stable pricing trend in the region. Such minimal variance signifies a resilient demand for HDB properties in Serangoon, which is further supported by the confidence level of the model being rated as high.
Based on a comprehensive review of 145 recent HDB resale transactions within the vicinity, the data underscores the competitive nature of the Serangoon market. The longevity of the lease adds a layer of appeal to prospective buyers, as it provides a sense of security and investment longevity. As market dynamics continue to evolve, this valuation reflects a strategic opportunity for buyers seeking to invest in a well-established residential area, characterized by its excellent amenities and connectivity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.