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 the 5-room HDB property located in Punggol, with a remaining lease of 75 years, stands at an estimated value of $709,649, equating to $599 PSF. This figure reflects a 7.3% difference from the baseline, indicating a market signal categorized as a "Good Deal." Such a valuation suggests that the property is competitively priced relative to similar offerings in the area, appealing to potential buyers seeking value in a rapidly developing district.
It is important to note, however, that the model confidence in this valuation is categorized as low, which implies variability and potential fluctuations in market conditions. The assessment is based on three recent HDB resale transactions in the vicinity, highlighting the importance of localized data in determining property value. Given the ongoing developments in Punggol and the area's reputation as a family-friendly locale, the remaining lease of 75 years further enhances the property’s attractiveness, positioning it favorably for both immediate and long-term investment considerations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.