122b Edgedale Plains 822122, Punggol Field, North-east Region, Singapore
$850,000



















90 Years Balance Lease | 5-Room | 1,205 SQFT | Walking Distance to Mee Toh School Unit Details: * 1,205 SQFT / 112 SQM * 99-years from May 2017 * High Floor * No Fixtures @ 2x Common Bedrooms * Enclosed Kitchen + Viewing Glass Panels * No Direct West Sun * Bright & Windy Unit * No Highway Noise * Mini Mart, Clinic, & Hair Salon @ Next Block 122A * Less Than 10 Mins Walk to Meridian LRT Station * Main Door: NNE * Living: SSW Transports: Bus Stop Meridian Station Exit A (B65169) | 0.26KM Bus Stop Coral Edge Station Exit A (B65179) | 0.26KM Meridian LRT (PE2) | 0.32KM Coral Edge LRT (PE3) | 0.33KM Punggol MRT (NE17/PTC) | 1.43KM Shopping Malls: Punggol Plaza | 0.38KM Rivervale Mall | 0.61KM Oasis Terraces | 1.04KM Groceries: Prime Supermarket @ 108 Punggol Fld | 0.27KM FairPrice @ Rivervale Mall | 0.61KM Ang Mo Supermarket @ 639 Punggol Drive | 0.93KM Sheng Siong Supermarket @ 660A Edgedale Plains | 1.22KM Eateries: Kopitiam @ 108 Punggol Fld | 0.27KM Koufu @ Punggol Plaza | 0.38KM Food Junction @ Rivervale Mall | 0.61KM GM Food Centre | 0.69KM Primary Schools: Mee Toh School | 0.12KM Greendale Primary School | 0.40KM Rivervale Primary School | 0.57KM Edgefield Primary School | 0.69KM Horizon Primary School | 0.73KM North Spring Primary School | 1.00KM Secondary Schools: Greendale Secondary School | 0.39KM CHIJ St. Joseph's Convent | 0.84KM Punggol Secondary School | 0.88KM Edgefield Secondary School | 1.05KM Recreation: Punggol 21 Community Club | 0.45KM For viewing arrangements, kindly contact our Associate Senior Consultant/Consultant: Bryan Koh @ 9.7.4.5.6.9.8.8 Tiffany Ng @ 8.6.8.5.4.9.8.8 PropertyLimBrothers Team PLB Realty
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…
Automated Valuation based on 499 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$803,787
S$667 psf
Asking Price
S$850,000
S$705 psf
vs Market
+5.7%
vs Last Done
+5.9%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
499 comps
Nearest MRT
Punggol
1466m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
499 comparable transactions
S$635
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$667
Recent Comparable Transactions
10 shown · 499 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 -0.1% vs FV | 99yr from 2018 |
Mar 2026 | Blk 684B EDGEDALE PLAINS Floor 01 TO 03 | 1,216sqft | S$810,000 | ▼S$666 -0.1% vs FV | 99yr from 2018 |
Mar 2026 | Blk 171C EDGEDALE PLAINS Floor 16 TO 18 | 1,184sqft | S$725,000 | ▼S$612 -8.2% vs FV | 99yr from 2004 |
Mar 2026 | Blk 669B EDGEFIELD PLAINS Floor 10 TO 12 | 1,216sqft | S$880,000 | ▲S$723 +8.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 669A EDGEFIELD PLAINS Floor 13 TO 15 | 1,206sqft | S$818,000 | ▲S$679 +1.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 406B NORTHSHORE DR Floor 10 TO 12 | 1,206sqft | S$888,000 | ▲S$737 +10.5% vs FV | 99yr from 2021 |
Mar 2026 | Blk 422A NORTHSHORE DR Floor 04 TO 06 | 1,216sqft | S$880,000 | ▲S$723 +8.4% vs FV | 99yr from 2021 |
Mar 2026 | Blk 294 PUNGGOL CTRL Floor 13 TO 15 | 1,184sqft | S$700,000 | ▼S$591 -11.4% vs FV | 99yr from 2003 |
Mar 2026 | Blk 664A PUNGGOL DR Floor 13 TO 15 | 1,184sqft | S$808,000 | ▲S$682 +2.2% vs FV | 99yr from 2016 |
Mar 2026 | Blk 641B PUNGGOL DR Floor 10 TO 12 | 1,184sqft | S$733,000 | ▼S$619 -7.2% vs FV | 99yr from 2005 |
Mar 2026 | Blk 658C PUNGGOL EAST Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -0.1% vs FV | 99yr from 2018 |
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
-0.1% vs FV
Blk 684B EDGEDALE PLAINS
Mar 2026 · Floor 01 TO 03
-0.1% vs FV
Blk 171C EDGEDALE PLAINS
Mar 2026 · Floor 16 TO 18
-8.2% vs FV
Blk 669B EDGEFIELD PLAINS
Mar 2026 · Floor 10 TO 12
+8.4% vs FV
Blk 669A EDGEFIELD PLAINS
Mar 2026 · Floor 13 TO 15
+1.8% vs FV
Blk 406B NORTHSHORE DR
Mar 2026 · Floor 10 TO 12
+10.5% vs FV
Blk 422A NORTHSHORE DR
Mar 2026 · Floor 04 TO 06
+8.4% vs FV
Blk 294 PUNGGOL CTRL
Mar 2026 · Floor 13 TO 15
-11.4% vs FV
Blk 664A PUNGGOL DR
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 641B PUNGGOL DR
Mar 2026 · Floor 10 TO 12
-7.2% vs FV
Blk 658C PUNGGOL EAST
Mar 2026 · Floor 04 TO 06
-0.1% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB in Punggol, with a remaining lease of 90 years, reflects a significant market position, estimated at $803,787 or $667 PSF. This valuation is not only robust but also indicates a strategic investment in one of Singapore's rapidly developing regions. The current market signal indicates that this property is priced above the baseline by 5.7%, suggesting a strong demand within the vicinity that is likely driven by Punggol's evolving infrastructure and community amenities.
Our analysis, grounded in a dataset of 499 recent HDB resale transactions in the area, demonstrates a high level of confidence in this valuation model. The sustained interest in properties like this one can be attributed to Punggol's appeal, particularly among families seeking larger living spaces with long-term lease security. The combination of a favorable remaining lease term of 90 years and the above-market pricing signals a competitive edge for buyers, as they consider not just the immediate value but also the potential for future appreciation in this vibrant and strategically located district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.