121b Edgedale Plains 822121, Punggol Field, North-east Region, Singapore
$618,000


















Main door facing : SW All races eligible Balance 88 years Discover an exceptional opportunity to own a spacious HDB apartment at 121B Punggol Edge, located in the vibrant District 19. Priced at just $649,000, this 3-bedroom, 2-bathroom unit offers great value for first-time buyers and young professionals seeking a comfortable home in a prime location. With a tenure of L99, this property provides long-term ownership potential in a sought-after neighborhood. Built in 2015, this mid-floor unit is in original condition, allowing you to renovate to your personal taste. Its strategic positioning ensures it does not face the highway, providing a peaceful living environment. The apartment features air conditioning in all three bedrooms, and it is likely to have low or zero additional charges, making it a cost-effective choice. Conveniently situated just 1 km from Mee Toh School and within easy reach of essential amenities, this active listing requires no extension and offers a quick move-in. Contact us for a walk-through video and discover how this property can be transformed into your ideal home. Act now to secure this attractive deal in Punggol Edge. #Singapore #realEstate #Homes are my passion. I derive a lot of joy as I guide many residents towards their dream homes and lifegoals. A real asset value add to your lifestyle, yet provide a roof over your head unless other investments! Chat with me wa.me/658388XXXX to ask me anything (Property related)!
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$649,916
S$649 psf
Asking Price
S$618,000
S$617 psf
vs Market
-4.9%
vs Last Done
-1.9%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Sengkang
1535m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$618
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$649
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 121B EDGEDALE PLAINS Floor 13 TO 15 | 1,001sqft | S$630,000 | ▼S$629 -3.1% vs FV | 99yr from 2017 |
Feb 2026 | Blk 121B EDGEDALE PLAINS Floor 13 TO 15 | 1,001sqft | S$630,000 | ▼S$629 -3.1% vs FV | 99yr from 2017 |
Dec 2025 | Blk 121B EDGEDALE PLAINS Floor 04 TO 06 | 1,001sqft | S$608,000 | ▼S$607 -6.5% vs FV | 99yr from 2017 |
Blk 121B EDGEDALE PLAINS
Feb 2026 · Floor 13 TO 15
-3.1% vs FV
Blk 121B EDGEDALE PLAINS
Feb 2026 · Floor 13 TO 15
-3.1% vs FV
Blk 121B EDGEDALE PLAINS
Dec 2025 · Floor 04 TO 06
-6.5% vs FV
HELIOS AI Analysis
The valuation of this HDB 4-room unit in Punggol, currently estimated at $649,916 or $649 PSF, reflects a nuanced understanding of the local real estate dynamics, particularly considering the remaining lease of 90 years. This substantial remaining lease period enhances the property’s appeal, providing prospective buyers with a long-term investment horizon that aligns with Singapore's evolving urban landscape. However, the valuation is currently positioned with a 4.9% difference from the market baseline, indicating a slight premium that may be influenced by recent market conditions.
It is worth noting that the model confidence in this valuation is categorized as low, primarily due to the limited data set derived from only two recent HDB resale transactions in the vicinity. This scarcity of comparable transactions may lead to potential volatility in market perceptions and future price movements. As Punggol continues to develop as a vibrant residential hub, the interplay between supply, demand, and lease duration will be critical in shaping the valuation trajectory of similar HDB properties in the area. Investors and homeowners alike should remain vigilant to market signals and be prepared for adjustments as more data becomes available.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.