176b Edgefield Plains 822176, Punggol Field, North-east Region, Singapore
$658,000










5rm Corner Home Well Maintained & Cosy. Near Meridian LRT & Amenities * Spacious 5RM Corner * Squarish Layout * 1184 sqft / 110 sqm * Well Maintained Unit * Bright Home, Living Rm Face NE * Convenient Location with nice food beside Cove & Meridian LRT, Waterway Point, Punggol Plaza * Nearby Prime 24hr Supermarket beside Meridian MRT * Quick access to TPE * Bus Services: 3, 6N, 62, 83, 136 All Races Eligible Kindly Contact Frederick @ 8613XXXX Nearby Schools: Edgefield Primary School 0.19 km Punggol Secondary School 0.40 km Greendale Secondary School 0.40 km Mee Toh School 0.44 km Greendale Primary School 0.48 km Horizon Primary School 0.56 km Rivervale Primary School 0.72 km Edgefield Secondary School 0.73 km Oasis Primary School 0.74 km Punggol View Primary School 0.82 km Compassvale Secondary School 1.00 km Chij St. Joseph's Convent 1.01 km Waterway Primary School 1.13 km Punggol Green Primary School 1.14 km Compassvale Primary School 1.28 km Seng Kang Primary School 1.40 km North Spring Primary School 1.41 km Seng Kang Secondary School 1.75 km Punggol Cove Primary School 1.81 km
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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$709,649
S$599 psf
Asking Price
S$658,000
S$556 psf
vs Market
-7.3%
vs Last Done
+2.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Punggol
1003m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$571
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$599
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 176B EDGEFIELD PLAINS Floor 04 TO 06 | 1,184sqft | S$645,000 | ▼S$545 -9.0% vs FV | 99yr from 2003 |
Dec 2025 | Blk 176B EDGEFIELD PLAINS Floor 04 TO 06 | 1,184sqft | S$645,000 | ▼S$545 -9.0% vs FV | 99yr from 2003 |
Nov 2025 | Blk 176B EDGEFIELD PLAINS Floor 13 TO 15 | 1,195sqft | S$693,888 | ▼S$581 -3.0% vs FV | 99yr from 2003 |
May 2025 | Blk 176B EDGEFIELD PLAINS Floor 13 TO 15 | 1,184sqft | S$695,000 | ▼S$587 -2.0% vs FV | 99yr from 2003 |
Blk 176B EDGEFIELD PLAINS
Dec 2025 · Floor 04 TO 06
-9.0% vs FV
Blk 176B EDGEFIELD PLAINS
Dec 2025 · Floor 04 TO 06
-9.0% vs FV
Blk 176B EDGEFIELD PLAINS
Nov 2025 · Floor 13 TO 15
-3.0% vs FV
Blk 176B EDGEFIELD PLAINS
May 2025 · Floor 13 TO 15
-2.0% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB property located in Punggol, with a remaining lease of 75 years, is estimated at $709,649, translating to a price per square foot (PSF) of $599. This valuation positions the property as a good deal in the current market, reflecting a 7.3% difference from the baseline valuation. Such a premium underscores the appeal of Punggol as a burgeoning residential area, characterized by its connectivity and emerging amenities, fulfilling the expectations of both homeowners and investors alike.
However, it is crucial to note that the model confidence for this valuation is categorized as low, indicating potential variability in the market dynamics. The estimate is based on only three recent HDB resale transactions in the vicinity, which may not fully encapsulate broader market trends or shifts in buyer sentiment. As the HDB lease period plays a significant role in property valuation, the remaining 75 years provides a relatively stable investment horizon, but prospective buyers should remain vigilant about evolving market conditions and transaction volumes in the area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.