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…
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$794,048
S$659 psf
Asking Price
S$850,000
S$705 psf
vs Market
+7.0%
vs Last Done
+13.3%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Punggol
1466m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$628
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$659
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 122B EDGEDALE PLAINS Floor 10 TO 12 | 1,206sqft | S$750,000 | ▼S$622 -5.6% vs FV | 99yr from 2017 |
Dec 2025 | Blk 122B EDGEDALE PLAINS Floor 10 TO 12 | 1,206sqft | S$750,000 | ▼S$622 -5.6% vs FV | 99yr from 2017 |
Aug 2025 | Blk 122B EDGEDALE PLAINS Floor 10 TO 12 | 1,216sqft | S$770,000 | ▼S$633 -3.9% vs FV | 99yr from 2017 |
Blk 122B EDGEDALE PLAINS
Dec 2025 · Floor 10 TO 12
-5.6% vs FV
Blk 122B EDGEDALE PLAINS
Dec 2025 · Floor 10 TO 12
-5.6% vs FV
Blk 122B EDGEDALE PLAINS
Aug 2025 · Floor 10 TO 12
-3.9% vs FV
HELIOS AI Analysis
In the ever-evolving landscape of Singapore’s real estate market, the valuation of a 5-room HDB unit in Punggol stands at an estimated value of $794,048, translating to $659 PSF. This valuation positions the property above the market baseline by approximately 7%, indicating a premium associated with the unit, which boasts a remaining lease of 90 years. Such a lease duration is particularly appealing to potential buyers, as it assures longevity in ownership and mitigates concerns regarding lease decay, which is a critical factor in HDB transactions.
However, it is essential to note that the model confidence for this valuation is categorized as low, driven by the limited data derived from only two recent HDB resale transactions within the vicinity. This scarcity of transactions raises questions regarding the robustness of the comparative market analysis and indicates potential volatility in the pricing dynamics of the area. Investors should remain cognizant of these market signals, as they reflect not only the local demand trends but also broader economic conditions influencing buyer sentiment in Punggol.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.