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…


License: L3009186E
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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 this HDB 5-room unit in Punggol, with a remaining lease of 75 years, stands at an estimated value of $709,649, translating to a price per square foot (PSF) of $599. This figure places the property within a competitive pricing bracket, particularly given the current market dynamics in the region. The calculated value reflects a 7.3% difference from the baseline, indicating that it represents a good deal for potential buyers looking to enter the Punggol market.
However, it is important to note that the model confidence is categorized as low, suggesting that while recent transactions in the vicinity provide some context, variability in market conditions and individual property characteristics may influence actual sale prices. Recent HDB resale transactions in the area have shown a diverse range of prices, underscoring the need for potential investors to conduct thorough due diligence. As Punggol continues to develop as a vibrant residential hub, the longevity of its leasehold properties will be a critical factor in future valuations and market stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.