122a Edgedale Plains 821122, Punggol Field, North-east Region, Singapore
$780,000










Why compromise? This exceptional Newly Listed 5-Room HDB offers the ultimate premium lifestyle in Punggol: the unbeatable convenience of a top school nearby, combined with the peaceful serenity of high-floor living. ???? Unbeatable Features That Set This Home Apart: ???? Mee Toh Primary—Convenient, Not Loud: Enjoy the dream scenario! This home is a stone's throw from the acclaimed Mee Toh Primary School, yet its orientation and high-floor position place you away from the direct school-day noise, offering a tranquil learning environment for your child and a peaceful retreat for you. ???? Just 9 Years Young: Benefit from a near-new property with a long remaining lease and modern building standards. Move in with confidence, knowing you have years of hassle-free living ahead. ???? High-Floor Sanctuary & Views: Ascend to your peaceful haven! The high floor grants you spectacular, unblocked views and superior natural light and ventilation, creating a serene, airy living space far above the street level. ???? Hyper-Connected Lifestyle: The LRT station is a short walk away, ensuring seamless travel to the Punggol MRT/Waterway Point hub. ???? Ultimate Daily Convenience: Everything you need is minutes away: supermarkets, diverse eateries, clinics, and bakeries, simplifying your daily errands. This is the rare opportunity you've been searching for: A young, high-floor HDB that delivers the perfect blend of convenience and quiet right next to a premier primary school. Don't let this exclusive opportunity pass you by.
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 1 HDB resale transactions (data.gov.sg)
Fair Value
S$776,634
S$645 psf
Asking Price
S$780,000
S$647 psf
vs Market
+0.4%
vs Last Done
+5.4%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Punggol
1499m away
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$614
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$645
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 122A EDGEDALE PLAINS Floor 10 TO 12 | 1,206sqft | S$740,000 | ▼S$614 -4.8% vs FV | 99yr from 2017 |
Jan 2026 | Blk 122A EDGEDALE PLAINS Floor 10 TO 12 | 1,206sqft | S$740,000 | ▼S$614 -4.8% vs FV | 99yr from 2017 |
Blk 122A EDGEDALE PLAINS
Jan 2026 · Floor 10 TO 12
-4.8% vs FV
Blk 122A EDGEDALE PLAINS
Jan 2026 · Floor 10 TO 12
-4.8% vs FV
HELIOS AI Analysis
In the vibrant residential landscape of Singapore, the valuation of the 5-room HDB unit in Punggol serves as a reflection of the current market dynamics, particularly amidst the backdrop of a remaining lease of 90 years. The estimated value of $776,634, translating to $645 per square foot, positions this property within a competitive spectrum, albeit with a low model confidence rating. This indicates that while the valuation appears viable, it is predicated on limited data, specifically one recent HDB resale transaction in the vicinity, which may not fully encompass the broader market trends.
The market signal indicates a modest deviation from the baseline with a mere 0.4% difference, suggesting a relatively stable pricing environment. This slight variation reflects the resilience of the Punggol area as it continues to attract interest among potential buyers, likely driven by its evolving infrastructure and community amenities. However, the low confidence in the model underscores the necessity for prospective investors and homeowners to exercise due diligence, considering the limited transactional data available. As such, while the property presents an attractive option given its lease tenure and pricing, stakeholders should remain cautious and informed of ongoing market developments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.