669a Edgefield Plains 821669, Waterway East, North-east Region, Singapore
$790,000
Oasis
Punggol LRT PE6
Premium 5-Room HDB @ Edgefield Plains – Modern Living in Punggol! Unbeatable Location with Seamless Connectivity This spacious 5-room Premium flat offers the best of Punggol living: > 6-min walk to Oasis LRT & Oasis Terrace – Access to SingHealth Polyclinics & daily amenities > Just 2 LRT stops to Punggol MRT & Waterway Point – Shopping & dining made easy > Future-ready: 2 LRT stops to Riviera MRT (Cross-Island Line, 2030) – Capital appreciation potential Vibrant Neighbourhood Amenities Multiple supermarkets: Sheng Siong (671 Edgefield Plains & 660A Edgefield Plains) & NTUC (Oasis Terrace) – Groceries covered Reputable preschools: E-Bridge, Supergenius & My First Skool – Perfect for young families 6 primary schools within 1km, including Horizon & Oasis Primary Schools Waterfront & Green Living Steps from Punggol Waterway & parks – Scenic walks & cycling Park Connector Network to Coney Island – Nature adventures await Modern & Family-Friendly Living Premium flat design – Spacious & well-planned layout Quiet yet connected location – Best of both worlds Great for families & investors alike Rare Opportunity in Punggol! This premium flat checks all the boxes: > Convenient location – Near LRT, future MRT & amenities > Family-centric – Top schools & preschools nearby > Nature lover’s paradise – Waterway & park connectors > Upcoming Cross-Island Line VIEWING BY APPOINTMENT ONLY – DON’T MISS OUT! Key Highlights: > Premium 5-room flat – spacious & modern > 6-min walk to LRT & polyclinic > Multiple schools & supermarkets nearby > Waterfront living with park access > Future MRT enhancement (2030) Live the Punggol dream – where convenience meets nature!
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: L3008899K
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Automated Valuation based on 142 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$793,174
S$658 psf
Asking Price
S$790,000
S$656 psf
vs Market
-0.4%
vs Last Done
-6.8%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
142 comps
Nearest MRT
Punggol
1286m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
142 comparable transactions
S$627
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$658
Recent Comparable Transactions
10 shown · 142 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 205 SERANGOON CTRL Floor 01 TO 03 | 1,313sqft | S$925,000 | ▲S$704 +7.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 205 SERANGOON CTRL Floor 01 TO 03 | 1,313sqft | S$925,000 | ▲S$704 +7.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 135 SERANGOON NTH AVE 2 Floor 07 TO 09 | 1,302sqft | S$770,000 | ▼S$591 -10.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$806,000 | ▼S$619 -5.9% vs FV | 99yr from 1998 |
Feb 2026 | Blk 402 SERANGOON AVE 1 Floor 04 TO 06 | 1,324sqft | S$952,000 | ▲S$719 +9.3% vs FV | 99yr from 1989 |
Feb 2026 | Blk 409 SERANGOON CTRL Floor 10 TO 12 | 1,302sqft | S$1,010,000 | ▲S$775 +17.8% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 01 TO 03 | 1,302sqft | S$1,050,000 | ▲S$806 +22.5% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +14.3% vs FV | 99yr from 1989 |
Feb 2026 | Blk 256 SERANGOON CTRL DR Floor 04 TO 06 | 1,238sqft | S$980,000 | ▲S$792 +20.4% vs FV | 99yr from 1999 |
Feb 2026 | Blk 257 SERANGOON CTRL DR Floor 10 TO 12 | 1,238sqft | S$1,000,000 | ▲S$808 +22.8% vs FV | 99yr from 1999 |
Feb 2026 | Blk 500 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,346sqft | S$745,000 | ▼S$554 -15.8% vs FV | 99yr from 1992 |
Blk 205 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+7.0% vs FV
Blk 205 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+7.0% vs FV
Blk 135 SERANGOON NTH AVE 2
Mar 2026 · Floor 07 TO 09
-10.2% vs FV
Blk 548 SERANGOON NTH AVE 3
Mar 2026 · Floor 07 TO 09
-5.9% vs FV
Blk 402 SERANGOON AVE 1
Feb 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 409 SERANGOON CTRL
Feb 2026 · Floor 10 TO 12
+17.8% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 01 TO 03
+22.5% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 04 TO 06
+14.3% vs FV
Blk 256 SERANGOON CTRL DR
Feb 2026 · Floor 04 TO 06
+20.4% vs FV
Blk 257 SERANGOON CTRL DR
Feb 2026 · Floor 10 TO 12
+22.8% vs FV
Blk 500 SERANGOON NTH AVE 4
Feb 2026 · Floor 01 TO 03
-15.8% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Serangoon, estimated at $793,174 or $658 PSF, reflects a nuanced understanding of the local market dynamics, particularly in the context of its remaining lease of 88 years. With a high model confidence rating, this valuation is drawn from a comprehensive analysis of 142 recent HDB resale transactions in the vicinity, indicating a robust data foundation for this estimate. The property's price exhibits a mere 0.4% deviation from the baseline market price, suggesting a stable demand environment and a well-balanced supply-demand equation in the Serangoon area.
In the current market landscape, HDB properties with substantial remaining leases, such as this unit, tend to retain higher valuations, as they offer potential buyers an extended horizon for ownership and investment. The minor deviation from the baseline price underscores the competitive nature of the market, where buyers are discerning yet willing to engage at valuations that reflect both intrinsic property value and broader market sentiments. As Singapore's real estate landscape continues to evolve, the resilience of HDB values, particularly in well-situated areas like Serangoon, highlights the enduring appeal of public housing as a cornerstone of homeownership in the city-state.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.