122b Edgedale Plains 822122, Punggol Field, North-east Region, Singapore
$850,000



















90 Years Balance Lease | 5-Room | 1,205 SQFT | Walking Distance to Mee Toh School Unit Details: * 1,205 SQFT / 112 SQM * 99-years from May 2017 * High Floor * No Fixtures @ 2x Common Bedrooms * Enclosed Kitchen + Viewing Glass Panels * No Direct West Sun * Bright & Windy Unit * No Highway Noise * Mini Mart, Clinic, & Hair Salon @ Next Block 122A * Less Than 10 Mins Walk to Meridian LRT Station * Main Door: NNE * Living: SSW Transports: Bus Stop Meridian Station Exit A (B65169) | 0.26KM Bus Stop Coral Edge Station Exit A (B65179) | 0.26KM Meridian LRT (PE2) | 0.32KM Coral Edge LRT (PE3) | 0.33KM Punggol MRT (NE17/PTC) | 1.43KM Shopping Malls: Punggol Plaza | 0.38KM Rivervale Mall | 0.61KM Oasis Terraces | 1.04KM Groceries: Prime Supermarket @ 108 Punggol Fld | 0.27KM FairPrice @ Rivervale Mall | 0.61KM Ang Mo Supermarket @ 639 Punggol Drive | 0.93KM Sheng Siong Supermarket @ 660A Edgedale Plains | 1.22KM Eateries: Kopitiam @ 108 Punggol Fld | 0.27KM Koufu @ Punggol Plaza | 0.38KM Food Junction @ Rivervale Mall | 0.61KM GM Food Centre | 0.69KM Primary Schools: Mee Toh School | 0.12KM Greendale Primary School | 0.40KM Rivervale Primary School | 0.57KM Edgefield Primary School | 0.69KM Horizon Primary School | 0.73KM North Spring Primary School | 1.00KM Secondary Schools: Greendale Secondary School | 0.39KM CHIJ St. Joseph's Convent | 0.84KM Punggol Secondary School | 0.88KM Edgefield Secondary School | 1.05KM Recreation: Punggol 21 Community Club | 0.45KM For viewing arrangements, kindly contact our Associate Senior Consultant/Consultant: Bryan Koh @ 9.7.4.5.6.9.8.8 Tiffany Ng @ 8.6.8.5.4.9.8.8 PropertyLimBrothers Team PLB Realty
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…
Automated Valuation based on 499 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$803,787
S$667 psf
Asking Price
S$850,000
S$705 psf
vs Market
+5.7%
vs Last Done
+5.9%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
499 comps
Nearest MRT
Punggol
1466m 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$667
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 -0.1% vs FV | 99yr from 2018 |
Mar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 -0.1% vs FV | 99yr from 2018 |
Mar 2026 | Blk 171C EDGEDALE PLAINS Floor 16 TO 18 | 1,184sqft | S$725,000 | ▼S$612 -8.2% vs FV | 99yr from 2004 |
Mar 2026 | Blk 669B EDGEFIELD PLAINS Floor 10 TO 12 | 1,216sqft | S$880,000 | ▲S$723 +8.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 669A EDGEFIELD PLAINS Floor 13 TO 15 | 1,206sqft | S$818,000 | ▲S$679 +1.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 406B NORTHSHORE DR Floor 10 TO 12 | 1,206sqft | S$888,000 | ▲S$737 +10.5% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 04 TO 06 | 1,216sqft | S$880,000 | ▲S$723 +8.4% vs FV | 99yr from 2021 |
Mar 2026 | Blk 294 PUNGGOL CTRL Floor 13 TO 15 | 1,184sqft | S$700,000 | ▼S$591 -11.4% vs FV | 99yr from 2003 |
Mar 2026 | Blk 664A PUNGGOL DR Floor 13 TO 15 | 1,184sqft | S$808,000 | ▲S$682 +2.2% vs FV | 99yr from 2016 |
Mar 2026 | Blk 641B PUNGGOL DR Floor 10 TO 12 | 1,184sqft | S$733,000 | ▼S$619 -7.2% vs FV | 99yr from 2005 |
Mar 2026 | Blk 658C PUNGGOL EAST Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -0.1% vs FV | 99yr from 2018 |
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
-0.1% vs FV
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
-0.1% vs FV
Blk 171C EDGEDALE PLAINS
Mar 2026 · Floor 16 TO 18
-8.2% vs FV
Blk 669B EDGEFIELD PLAINS
Mar 2026 · Floor 10 TO 12
+8.4% vs FV
Blk 669A EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
+1.8% vs FV
Blk 406B NORTHSHORE DR
Mar 2026 · Floor 10 TO 12
+10.5% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 04 TO 06
+8.4% vs FV
Blk 294 PUNGGOL CTRL
Mar 2026 · Floor 13 TO 15
-11.4% vs FV
Blk 664A PUNGGOL DR
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 641B PUNGGOL DR
Mar 2026 · Floor 10 TO 12
-7.2% vs FV
Blk 658C PUNGGOL EAST
Mar 2026 · Floor 04 TO 06
-0.1% vs FV
HELIOS AI Analysis
In the vibrant and rapidly evolving district of Punggol, the valuation of a 5-room HDB flat at an estimated value of $803,787, translating to $667 per square foot, reflects a robust market presence, underscored by a remaining lease of 90 years. This valuation is positioned above the market baseline, with a notable 5.7% premium, indicating strong demand and desirability for properties in this burgeoning area. The model confidence is categorized as high, suggesting a reliable forecast based on comprehensive analysis of 499 recent HDB resale transactions within the vicinity.
The dynamics of the Punggol market are characterized by several key factors:
Overall, the valuation reflects a market that is not only resilient but also poised for continued growth, making this HDB flat a noteworthy investment opportunity within Singapore’s dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.