649 Punggol Central 820649, Waterway East, North-east Region, Singapore
$718,000
Serious & Motivated Seller! Don’t Miss This Opportunity! Type: 5I Premium Apartment Floor Area: 1,184 sqft (110 sqm) Orientation: Main door facing North; living room & all bedrooms facing South Unit Type: Corner unit Lease Commencement: 1 Jan 2005 (Approx. 77 years remaining) Presenting a well-maintained, high-floor 5-room HDB at 649 Punggol Central, offering a comfortable and practical living environment ideal for families. This spacious 1,184 sqft home enjoys a desirable North-South orientation, allowing for excellent natural ventilation and abundant natural light throughout the day. The high-floor position ensures enhanced privacy and a quiet, peaceful atmosphere away from road noise. Conveniently located in the heart of Punggol, daily necessities are within walking distance — including supermarket, coffee shops, childcare centres and other amenities. For commuters, Kadaloor LRT station is just a short walk away, providing seamless connectivity to Punggol MRT and the rest of Singapore. The upcoming Cross Island Line (Riviera station) will further enhance accessibility right at your doorstep. Within 1KM to 6 Primary Schools: • Mee Toh School • Oasis Primary School • Edgefield Primary School • Greendale Primary School • Horizon Primary School • Waterway Primary School 2 mins walk to famous eBridge childcare center. Contact Jeremy Wang today for an exclusive viewing or more details on this unit.
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…
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$754,924
S$638 psf
Asking Price
S$718,000
S$606 psf
vs Market
-4.9%
vs Last Done
+4.3%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Punggol
1649m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$607
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$638
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 649 PUNGGOL CTRL Floor 10 TO 12 | 1,184sqft | S$688,000 | ▼S$581 -8.9% vs FV | 99yr from 2005 |
Apr 2026 | Blk 649 PUNGGOL CTRL Floor 10 TO 12 | 1,184sqft | S$688,000 | ▼S$581 -8.9% vs FV | 99yr from 2005 |
Feb 2026 | Blk 649 PUNGGOL CTRL Floor 10 TO 12 | 1,184sqft | S$750,000 | ▼S$633 -0.8% vs FV | 99yr from 2005 |
Blk 649 PUNGGOL CTRL
Apr 2026 · Floor 10 TO 12
-8.9% vs FV
Blk 649 PUNGGOL CTRL
Apr 2026 · Floor 10 TO 12
-8.9% vs FV
Blk 649 PUNGGOL CTRL
Feb 2026 · Floor 10 TO 12
-0.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Punggol is set at an estimated value of $754,924, translating to a price per square foot (PSF) of $638. This pricing reflects a 4.9% difference from the baseline market price, indicating a moderate deviation that suggests potential for both appreciation and market correction in the near future. The remaining lease of 76 years is a critical factor in this valuation, as it positions the property within a favorable range for prospective buyers who prioritize long-term ownership and investment stability.
However, the model confidence is rated as low, primarily due to the limited data set derived from only two recent HDB resale transactions in the vicinity. This scarcity of comparable sales raises questions about the robustness of the valuation, indicating that market conditions may be volatile and subject to fluctuations. Investors and homeowners should consider the broader market dynamics in Punggol, which has been experiencing an influx of development and population growth, potentially influencing future demand and property values.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.