45 Edgefield Plains 828710, Punggol Field, North-east Region, Singapore
$4,400 /month
Cove
Punggol LRT PE1
Luxurious and Cosy 3 Bedder Unit for rent here in Waterbay, this could be your next place to call home! Walking distance to Punggol MRT. Coffeeshops and Supermarkets around the corner. **Looking for suitable tenants** **Whatsapp or Call Kenneth at 8430XXXX for more information and viewing** [About the Unit] - Lush & Peaceful living, facing out to Greenery. - Bright and Breezy. - 1098 sqft of good size. - Brand New furniture. - South East Orientation. [Getting Around] Convenience at the very best, just 2 traffic lights away to Punggol MRT and Waterway Point. One bus stop away to Punggol MRT. [Amenities] Shopping and Dining are well within walking distance to 3 nearby coffeeshops, Ang Mo Supermarket, Sheng Siong Supermarket, SPC Petrol station for late night snacks. - Waterway Point - Oasis Terraces - One Punggol Hawker Centre - Punggol SAFRA - Punggol Plaza [Condo Facilities] - Full facilities including lap pool, tennis court, function room, gym, bbq pits. **Looking for suitable tenants** **Whatsapp or Call Kenneth at 8430XXXX for more information and viewing**
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
191
Average Price
S1.3M
Total Value
S254.2M
Calculating fair value from URA transaction data…


License: L3011032C
Estimated sale value based on 1047 URA transactions · 5 outliers removed (IQR)
Fair Value
S$1.18M
S$1,072 psf
Asking Price
S$4,400
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
1047 comps
Nearest MRT
Punggol
775m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1047 comparable transactions
S$1,404
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,072
Recent Comparable Transactions
10 shown · 1047 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PUNGGOL CENTRAL Floor 06-10 | 570sqft | S$980,000 | ▲S$1,718 +60.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | PUNGGOL CENTRAL Floor 06-10 | 570sqft | S$980,000 | ▲S$1,718 +60.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | PUNGGOL CENTRAL Floor 11-15 | 570sqft | S$1,030,000 | ▲S$1,805 +68.4% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | PUNGGOL CENTRAL Floor 06-10 | 527sqft | S$880,000 | ▲S$1,668 +55.6% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | EDGEDALE PLAINS Floor 01-05 | 1,098sqft | S$1,560,000 | ▲S$1,421 +32.6% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | EDGEDALE PLAINS Floor 01-05 | 990sqft | S$1,400,000 | ▲S$1,414 +31.9% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | EDGEDALE PLAINS Floor 01-05 | 1,227sqft | S$1,730,000 | ▲S$1,410 +31.5% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | EDGEDALE PLAINS Floor 11-15 | 764sqft | S$1,100,000 | ▲S$1,439 +34.2% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | EDGEDALE PLAINS Floor 06-10 | 947sqft | S$1,400,800 | ▲S$1,479 +38.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | EDGEDALE PLAINS Floor 06-10 | 893sqft | S$1,340,000 | ▲S$1,500 +39.9% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PUNGGOL FIELD Floor 06-10 | 829sqft | S$1,270,000 | ▲S$1,532 +42.9% vs FV | 99 yrs lease commencing from 2010 |
PUNGGOL CENTRAL
Aug 2025 · Floor 06-10
+60.3% vs FV
PUNGGOL CENTRAL
Aug 2025 · Floor 06-10
+60.3% vs FV
PUNGGOL CENTRAL
Aug 2025 · Floor 11-15
+68.4% vs FV
PUNGGOL CENTRAL
Aug 2025 · Floor 06-10
+55.6% vs FV
EDGEDALE PLAINS
Aug 2025 · Floor 01-05
+32.6% vs FV
EDGEDALE PLAINS
Aug 2025 · Floor 01-05
+31.9% vs FV
EDGEDALE PLAINS
Aug 2025 · Floor 01-05
+31.5% vs FV
EDGEDALE PLAINS
Aug 2025 · Floor 11-15
+34.2% vs FV
EDGEDALE PLAINS
Aug 2025 · Floor 06-10
+38.0% vs FV
EDGEDALE PLAINS
Aug 2025 · Floor 06-10
+39.9% vs FV
PUNGGOL FIELD
Aug 2025 · Floor 06-10
+42.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1047 URA transactions (5 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Punggol 775m away (+1%); AI-detected value boosters: greenery view, brand new (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.