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
In the dynamic landscape of Singapore's real estate market, the HDB 5 Room unit located in the Serangoon area presents a compelling investment opportunity. With a remaining lease of 88 years, this property is estimated to hold a value of $793,174, translating to a price per square foot of $658. This valuation reflects a market price that is only 0.4% above the baseline, indicating a stabilizing trend in the local HDB market and suggesting a robust demand for residential properties in this well-established neighborhood.
The high model confidence, derived from an analysis of 142 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. Such confidence is a testament to the property’s competitive positioning within the market, supported by the strength of the surrounding amenities and community infrastructure. As Singapore continues to evolve, the Serangoon area remains a desirable locale for families and investors alike, enhancing the potential for long-term capital appreciation while providing a stable living environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.