109b Edgedale Plains 822109, Punggol Field, North-east Region, Singapore
$698,000
Rare High Floor 5 Room unit next to Mee Toh Primary School! - Corner unit - Very airy - Unblocked - Spacious - Good layout - Large common corridor - Plenty of space to utilise - Near to coffeeshop & amenities Seller required to rent back for a year. Call Jonathan @9338 XXXX now to view!
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: L3008899K
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Automated Valuation based on 499 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$795,743
S$666 psf
Asking Price
S$698,000
S$585 psf
vs Market
-12.3%
vs Last Done
-12.2%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
499 comps
Nearest MRT
Punggol
1394m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
499 comparable transactions
S$635
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$666
Recent Comparable Transactions
10 shown · 499 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 0.0% vs FV | 99yr from 2018 |
Mar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 0.0% vs FV | 99yr from 2018 |
Mar 2026 | Blk 171C EDGEDALE PLAINS Floor 16 TO 18 | 1,184sqft | S$725,000 | ▼S$612 -8.1% vs FV | 99yr from 2004 |
Mar 2026 | Blk 669B EDGEFIELD PLAINS Floor 10 TO 12 | 1,216sqft | S$880,000 | ▲S$723 +8.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 669A EDGEFIELD PLAINS Floor 13 TO 15 | 1,206sqft | S$818,000 | ▲S$679 +2.0% vs FV | 99yr from 2016 |
Mar 2026 | Blk 114 EDGEFIELD PLAINS Floor 10 TO 12 | 1,216sqft | S$650,000 | ▼S$534 -19.8% vs FV | 99yr from 2003 |
Mar 2026 | Blk 406B NORTHSHORE DR Floor 10 TO 12 | 1,206sqft | S$888,000 | ▲S$737 +10.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 04 TO 06 | 1,216sqft | S$880,000 | ▲S$723 +8.6% vs FV | 99yr from 2021 |
Mar 2026 | Blk 409A NORTHSHORE DR Floor 04 TO 06 | 1,206sqft | S$873,000 | ▲S$724 +8.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 294 PUNGGOL CTRL Floor 13 TO 15 | 1,184sqft | S$700,000 | ▼S$591 -11.3% vs FV | 99yr from 2003 |
Mar 2026 | Blk 161A PUNGGOL CTRL Floor 13 TO 15 | 1,227sqft | S$733,888 | ▼S$598 -10.2% vs FV | 99yr from 2004 |
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
0.0% vs FV
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
0.0% vs FV
Blk 171C EDGEDALE PLAINS
Mar 2026 · Floor 16 TO 18
-8.1% vs FV
Blk 669B EDGEFIELD PLAINS
Mar 2026 · Floor 10 TO 12
+8.6% vs FV
Blk 669A EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
+2.0% vs FV
Blk 114 EDGEFIELD PLAINS
Mar 2026 · Floor 10 TO 12
-19.8% vs FV
Blk 406B NORTHSHORE DR
Mar 2026 · Floor 10 TO 12
+10.7% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 04 TO 06
+8.6% vs FV
Blk 409A NORTHSHORE DR
Mar 2026 · Floor 04 TO 06
+8.7% vs FV
Blk 294 PUNGGOL CTRL
Mar 2026 · Floor 13 TO 15
-11.3% vs FV
Blk 161A PUNGGOL CTRL
Mar 2026 · Floor 13 TO 15
-10.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Punggol, with a remaining lease of 74 years, stands at an estimated value of $795,743, translating to a price per square foot (PSF) of $666. This valuation emerges from a robust analytical model that considers 499 recent HDB resale transactions in the vicinity, indicating a high confidence level in the accuracy of this assessment. The strong demand for HDB properties in Punggol reflects the area’s ongoing development and urbanization, contributing to its desirability among prospective buyers.
Significantly, this property is categorized as a Good Deal, showcasing a 12.3% difference from baseline valuations. This premium positioning within the market suggests that the property is competitively priced, making it an attractive opportunity for buyers looking to invest in a well-located HDB unit. The favorable lease duration of 74 years further enhances the investment potential, offering ample time for appreciation in value as urban infrastructure continues to evolve in Punggol. As such, this property not only represents a solid investment but also aligns with the broader trends of growth and development in Singapore’s real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.