120a Edgedale Plains 821120, Punggol Field, North-east Region, Singapore
$752,000
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: L3008022J
Automated Valuation based on 499 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$803,813
S$667 psf
Asking Price
S$752,000
S$624 psf
vs Market
-6.4%
vs Last Done
-6.3%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
499 comps
Nearest MRT
Punggol
1340m 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 409A NORTHSHORE DR Floor 04 TO 06 | 1,206sqft | S$873,000 | ▲S$724 +8.5% 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 |
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 409A NORTHSHORE DR
Mar 2026 · Floor 04 TO 06
+8.5% 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
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB 5-room unit in Punggol stands at an estimated value of $803,813, translating to a price per square foot (PSF) of $667. This valuation is underpinned by a remaining lease of 90 years, which significantly enhances the property's appeal, particularly among young families and investors seeking long-term residency and stability. The substantial lease tenure provides a robust framework for future capital appreciation, an essential factor in a market characterized by fluctuating demand dynamics.
The market signal for this property is classified as a Good Deal, with a notable 6.4% difference from the baseline. This margin indicates a favorable entry point for potential buyers, reinforcing the attractiveness of Punggol as a burgeoning residential hub. The valuation is supported by data drawn from 499 recent HDB resale transactions in the vicinity, reflecting a high model confidence level. This comprehensive dataset ensures that the valuation is not only reflective of current market conditions but also indicative of broader trends influencing the Punggol area. Investors and homeowners alike should consider this opportunity, as the combination of a solid lease tenure and a competitive price point positions this property as a strategic acquisition in Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.