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HDB · 822122

Blk 122B Edgedale Plains

Project page · 99-year lease from 2017

Indicative value range
S$638,888 – S$712,529
Indicative mid S$670,000 · S$7,204 psm

Based on 49 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 661A10 TO 1292 sqmS$660,000S$7,174 psm×1.000S$7,174 psm
Oct 2026Blk 661C16 TO 1892 sqmS$673,888S$7,325 psm×1.000S$7,325 psm
Oct 2026Blk 683C04 TO 0693 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Oct 2026Blk 120A10 TO 1293 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Oct 2026Blk 662A04 TO 0692 sqmS$620,000S$6,739 psm×1.000S$6,739 psm
Sept 2026Blk 682B13 TO 1593 sqmS$688,888S$7,407 psm×1.000S$7,407 psm
Sept 2026Blk 122A07 TO 0993 sqmS$588,000S$6,323 psm×1.000S$6,323 psm
Sept 2026Blk 661A13 TO 1592 sqmS$670,000S$7,283 psm×1.000S$7,283 psm
Sept 2026Blk 120B07 TO 0993 sqmS$652,500S$7,016 psm×1.000S$7,016 psm
Sept 2026Blk 683B13 TO 1593 sqmS$638,888S$6,870 psm×1.000S$6,870 psm
Sept 2026Blk 683A16 TO 1893 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Aug 2026Blk 661A19 TO 2192 sqmS$675,000S$7,337 psm×1.000S$7,337 psm
Aug 2026Blk 122B16 TO 1893 sqmS$662,000S$7,118 psm×1.000S$7,118 psm
Aug 2026Blk 662B10 TO 1292 sqmS$640,000S$6,957 psm×1.000S$6,957 psm
Aug 2026Blk 662A04 TO 0692 sqmS$628,000S$6,826 psm×1.000S$6,826 psm
Jul 2026Blk 121B04 TO 0693 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Jun 2026Blk 662A16 TO 1892 sqmS$680,000S$7,391 psm×0.999S$7,380 psm
Jun 2026Blk 683B04 TO 0693 sqmS$720,800S$7,751 psm×0.999S$7,739 psm
Jun 2026Blk 684C10 TO 1293 sqmS$750,000S$8,065 psm×0.999S$8,053 psm
Jun 2026Blk 661A01 TO 0392 sqmS$645,000S$7,011 psm×0.999S$7,001 psm
Jun 2026Blk 662D04 TO 0692 sqmS$638,000S$6,935 psm×0.999S$6,925 psm
May 2026Blk 684A10 TO 1293 sqmS$717,000S$7,710 psm×0.999S$7,698 psm
May 2026Blk 120B13 TO 1593 sqmS$642,888S$6,913 psm×0.999S$6,903 psm
May 2026Blk 120B10 TO 1293 sqmS$648,000S$6,968 psm×0.999S$6,957 psm
May 2026Blk 120B16 TO 1893 sqmS$625,000S$6,720 psm×0.999S$6,710 psm
May 2026Blk 683A13 TO 1593 sqmS$710,000S$7,634 psm×0.999S$7,623 psm
May 2026Blk 682B16 TO 1893 sqmS$720,000S$7,742 psm×0.999S$7,730 psm
May 2026Blk 684D07 TO 0993 sqmS$727,000S$7,817 psm×0.999S$7,806 psm
May 2026Blk 683A16 TO 1893 sqmS$741,888S$7,977 psm×0.999S$7,965 psm
Apr 2026Blk 683A13 TO 1593 sqmS$735,000S$7,903 psm×0.999S$7,892 psm
Apr 2026Blk 682A04 TO 0693 sqmS$650,000S$6,989 psm×0.999S$6,979 psm
Mar 2026Blk 684A01 TO 0393 sqmS$750,000S$8,065 psm×0.996S$8,029 psm
Mar 2026Blk 122A04 TO 0693 sqmS$590,000S$6,344 psm×0.996S$6,316 psm
Mar 2026Blk 661A07 TO 0992 sqmS$635,000S$6,902 psm×0.996S$6,872 psm
Feb 2026Blk 122B07 TO 0993 sqmS$625,000S$6,720 psm×0.996S$6,691 psm
Feb 2026Blk 661B10 TO 1292 sqmS$708,000S$7,696 psm×0.996S$7,662 psm
Feb 2026Blk 662B19 TO 2192 sqmS$680,000S$7,391 psm×0.996S$7,359 psm
Feb 2026Blk 121B13 TO 1593 sqmS$630,000S$6,774 psm×0.996S$6,744 psm
Feb 2026Blk 662B04 TO 0692 sqmS$640,000S$6,957 psm×0.996S$6,926 psm
Jan 2026Blk 662A13 TO 1592 sqmS$685,000S$7,446 psm×0.996S$7,413 psm
Jan 2026Blk 684A04 TO 0693 sqmS$735,000S$7,903 psm×0.996S$7,868 psm
Jan 2026Blk 120B07 TO 0993 sqmS$635,000S$6,828 psm×0.996S$6,798 psm
Jan 2026Blk 684A07 TO 0993 sqmS$732,000S$7,871 psm×0.996S$7,836 psm
Jan 2026Blk 684C13 TO 1593 sqmS$742,888S$7,988 psm×0.996S$7,953 psm
Dec 2025Blk 683C10 TO 1293 sqmS$675,000S$7,258 psm×0.995S$7,219 psm
Dec 2025Blk 684D04 TO 0693 sqmS$725,000S$7,796 psm×0.995S$7,754 psm
Dec 2025Blk 120A10 TO 1293 sqmS$638,000S$6,860 psm×0.995S$6,823 psm
Dec 2025Blk 121B04 TO 0693 sqmS$608,000S$6,538 psm×0.995S$6,502 psm
Dec 2025Blk 683A04 TO 0693 sqmS$688,000S$7,398 psm×0.995S$7,358 psm

How accurate is this estimate for Edgedale Plains?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 124 sales in Edgedale Plains since.

Median error
3.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.55% gross yield

S$37,200 of rent a year against the estimate above · 0.2 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 53 approvals in the last year.

In Punggol, flats of this type with 80 to 89 years of lease left yield 5.75%, from 31 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026171A4 ROOMS$3,350
Sept 2026120B4 ROOMS$3,300
Sept 20261354 ROOMS$3,200
Aug 2026682A4 ROOMS$3,400
Aug 20261344 ROOMS$3,400
Aug 20261324 ROOMS$3,300
Aug 2026174B4 ROOMS$2,950
Jul 2026682A4 ROOMS$3,500

median of 53 HDB rental approvals for 4 ROOM on Edgedale Plains since 2025-11.

Buying or selling at S$670,000?

Buying: Stamp duty on S$670,000 · Cash and CPF needed on S$670,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$670,000.

Each opens with this figure filled in; change anything there.

Primary schools near 122b Edgedale Plains

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 122B · 4 ROOM · 16 TO 18 · Model A · 90 years left
93 sqmS$662,000S$7,118 psm
Aug 2026
Blk 122B · 3 ROOM · 04 TO 06 · Model A · 90 years left
68 sqmS$533,000S$7,838 psm
Mar 2026
Blk 122B · 3 ROOM · 13 TO 15 · Model A · 90 years left
68 sqmS$540,000S$7,941 psm
Mar 2026
Blk 122B · 3 ROOM · 07 TO 09 · Model A · 90 years left
68 sqmS$528,000S$7,765 psm
Feb 2026
Blk 122B · 4 ROOM · 07 TO 09 · Model A · 90 years left
93 sqmS$625,000S$6,720 psm
Dec 2025
Blk 122B · 5 ROOM · 10 TO 12 · Improved · 91 years left
112 sqmS$750,000S$6,696 psm
Oct 2025
Blk 122B · 4 ROOM · 10 TO 12 · Model A · 91 years left
93 sqmS$635,000S$6,828 psm
Oct 2025
Blk 122B · 3 ROOM · 04 TO 06 · Model A · 91 years left
68 sqmS$525,000S$7,721 psm
Sept 2025
Blk 122B · 3 ROOM · 04 TO 06 · Model A · 91 years left
68 sqmS$521,000S$7,662 psm
Aug 2025
Blk 122B · 5 ROOM · 10 TO 12 · Improved · 91 years left
113 sqmS$770,000S$6,814 psm
Jul 2025
Blk 122B · 4 ROOM · 13 TO 15 · Model A · 91 years left
93 sqmS$658,000S$7,075 psm
Jul 2025
Blk 122B · 4 ROOM · 13 TO 15 · Model A · 91 years left
93 sqmS$646,888S$6,956 psm
Apr 2025
Blk 122B · 4 ROOM · 01 TO 03 · Model A · 91 years left
93 sqmS$590,000S$6,344 psm
Dec 2024
Blk 122B · 5 ROOM · 13 TO 15 · Improved · 92 years left
112 sqmS$680,000S$6,071 psm
Sept 2024
Blk 122B · 4 ROOM · 07 TO 09 · Model A · 92 years left
93 sqmS$603,000S$6,484 psm
Apr 2024
Blk 122B · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$552,016S$5,936 psm
Feb 2024
Blk 122B · 5 ROOM · 16 TO 18 · Improved · 92 years left
113 sqmS$728,888S$6,450 psm
Feb 2024
Blk 122B · 4 ROOM · 10 TO 12 · Model A · 92 years left
93 sqmS$608,000S$6,538 psm
Nov 2023
Blk 122B · 4 ROOM · 10 TO 12 · Model A · 93 years left
93 sqmS$591,888S$6,364 psm
Oct 2023
Blk 122B · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$545,000S$5,860 psm
Oct 2023
Blk 122B · 3 ROOM · 01 TO 03 · Model A · 93 years left
68 sqmS$420,000S$6,176 psm
Sept 2023
Blk 122B · 4 ROOM · 16 TO 18 · Model A · 93 years left
93 sqmS$555,000S$5,968 psm
Jul 2023
Blk 122B · 4 ROOM · 10 TO 12 · Model A · 93 years left
93 sqmS$560,000S$6,022 psm
Jun 2023
Blk 122B · 3 ROOM · 01 TO 03 · Model A · 93 years left
68 sqmS$430,000S$6,324 psm
Apr 2023
Blk 122B · 4 ROOM · 13 TO 15 · Model A · 93 years left
93 sqmS$528,000S$5,677 psm
Feb 2023
Blk 122B · 5 ROOM · 04 TO 06 · Improved · 93 years left
112 sqmS$630,000S$5,625 psm
Feb 2023
Blk 122B · 4 ROOM · 04 TO 06 · Model A · 93 years left
93 sqmS$525,000S$5,645 psm
Dec 2022
Blk 122B · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$570,000S$6,129 psm
Nov 2022
Blk 122B · 3 ROOM · 16 TO 18 · Model A · 94 years left
68 sqmS$450,000S$6,618 psm
May 2022
Blk 122B · 5 ROOM · 01 TO 03 · Improved · 94 years left
excluded: outlier
113 sqmS$568,000S$5,027 psm
Feb 2022
Blk 122B · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$433,000S$6,368 psm
Dec 2021
Blk 122B · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$503,800S$5,417 psm
See more

Showing 32 of 46.

Sale prices as filed in caveats.

Where the lease takes this

About 89 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years84 yearsS$629,098S$694,575S$748,977S$765,394
10 years79 yearsS$587,910S$716,658S$833,319S$870,250
20 years69 yearsS$532,306S$790,979S$1,069,458S$1,166,348

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.