Blk 114 Edgefield Plains
Project page · 99-year lease from 2003
Based on 5 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 114 | 04 TO 06 | 130 sqm | S$810,000 | S$6,231 psm | ×1.000 | S$6,231 psm |
| Jul 2026 | Blk 114 | 07 TO 09 | 130 sqm | S$773,000 | S$5,946 psm | ×1.000 | S$5,946 psm |
| Jun 2026 | Blk 114 | 13 TO 15 | 130 sqm | S$850,000 | S$6,538 psm | ×1.000 | S$6,538 psm |
| May 2026 | Blk 114 | 16 TO 18 | 129 sqm | S$830,000 | S$6,434 psm | ×1.000 | S$6,434 psm |
| Jan 2026 | Blk 114 | 10 TO 12 | 130 sqm | S$848,888 | S$6,530 psm | ×0.997 | S$6,511 psm |
How accurate is this estimate for Edgefield Plains?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 144 sales in Edgefield Plains since.
- Median error
- 2.8%
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.
5.02% gross yield
S$42,000 of rent a year against the estimate above · 0.08 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 38 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 blocks. This town has too few such blocks to measure on its own.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 112 | EXECUTIVE | S$3,800 |
| Sept 2026 | 117 | EXECUTIVE | S$3,700 |
| Sept 2026 | 116 | EXECUTIVE | S$3,700 |
| Sept 2026 | 117 | EXECUTIVE | S$3,600 |
| Sept 2026 | 117 | EXECUTIVE | S$3,600 |
| Sept 2026 | 118 | EXECUTIVE | S$3,500 |
| Sept 2026 | 111 | EXECUTIVE | S$3,400 |
| Aug 2026 | 111 | EXECUTIVE | S$3,700 |
median of 38 HDB rental approvals for EXECUTIVE on Edgefield Plains since 2025-10.
Buying or selling at S$836,434?
Buying: Stamp duty on S$836,434 · Cash and CPF needed on S$836,434 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$836,434.
Each opens with this figure filled in; change anything there.
Primary schools near 114 Edgefield 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
- Mee Toh School · 64 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 324 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 409 m · no 2025 Phase 2C ballot
- Greendale Primary School · 476 m · no 2025 Phase 2C ballot
- Horizon Primary School · 697 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Oasis Primary School · 967 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,006 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,017 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 1,055 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 1,140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,169 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,482 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,820 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,859 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,888 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 114 · EXECUTIVE · 04 TO 06 · Premium Apartment · 76 years left | 130 sqm | S$810,000 | S$6,231 psm |
| Jul 2026 | Blk 114 · EXECUTIVE · 07 TO 09 · Premium Apartment · 76 years left | 130 sqm | S$773,000 | S$5,946 psm |
| Jun 2026 | Blk 114 · EXECUTIVE · 13 TO 15 · Premium Apartment · 76 years left | 130 sqm | S$850,000 | S$6,538 psm |
| May 2026 | Blk 114 · EXECUTIVE · 16 TO 18 · Premium Apartment · 76 years left | 129 sqm | S$830,000 | S$6,434 psm |
| Mar 2026 | Blk 114 · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Jan 2026 | Blk 114 · EXECUTIVE · 10 TO 12 · Premium Apartment · 77 years left | 130 sqm | S$848,888 | S$6,530 psm |
| Jan 2026 | Blk 114 · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 113 sqm | S$665,000 | S$5,885 psm |
| Sept 2025 | Blk 114 · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 130 sqm | S$800,000 | S$6,154 psm |
| Aug 2025 | Blk 114 · EXECUTIVE · 10 TO 12 · Premium Apartment · 77 years left | 130 sqm | S$808,000 | S$6,215 psm |
| Jul 2025 | Blk 114 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Jun 2025 | Blk 114 · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 130 sqm | S$808,888 | S$6,222 psm |
| Mar 2025 | Blk 114 · EXECUTIVE · 04 TO 06 · Premium Apartment · 77 years left | 130 sqm | S$755,000 | S$5,808 psm |
| Mar 2025 | Blk 114 · 4 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 95 sqm | S$600,000 | S$6,316 psm |
| Jul 2024 | Blk 114 · EXECUTIVE · 10 TO 12 · Premium Apartment · 78 years left | 130 sqm | S$785,000 | S$6,038 psm |
| Jul 2024 | Blk 114 · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 113 sqm | S$640,000 | S$5,664 psm |
| Mar 2024 | Blk 114 · EXECUTIVE · 01 TO 03 · Premium Apartment · 79 years left | 130 sqm | S$730,888 | S$5,622 psm |
| Dec 2023 | Blk 114 · EXECUTIVE · 04 TO 06 · Premium Apartment · 79 years left | 130 sqm | S$750,000 | S$5,769 psm |
| Nov 2023 | Blk 114 · EXECUTIVE · 07 TO 09 · Premium Apartment · 79 years left | 130 sqm | S$748,000 | S$5,754 psm |
| Jul 2023 | Blk 114 · EXECUTIVE · 01 TO 03 · Premium Apartment · 79 years left | 129 sqm | S$668,000 | S$5,178 psm |
| Apr 2023 | Blk 114 · EXECUTIVE · 04 TO 06 · Premium Apartment · 79 years left | 130 sqm | S$698,000 | S$5,369 psm |
| Feb 2023 | Blk 114 · EXECUTIVE · 13 TO 15 · Premium Apartment · 79 years left | 130 sqm | S$680,000 | S$5,231 psm |
| Nov 2022 | Blk 114 · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 113 sqm | S$585,000 | S$5,177 psm |
| Oct 2022 | Blk 114 · 4 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 95 sqm | S$463,000 | S$4,874 psm |
| Sept 2022 | Blk 114 · EXECUTIVE · 13 TO 15 · Premium Apartment · 80 years left | 129 sqm | S$664,888 | S$5,154 psm |
| Sept 2022 | Blk 114 · EXECUTIVE · 07 TO 09 · Premium Apartment · 80 years left | 130 sqm | S$650,000 | S$5,000 psm |
| Jul 2022 | Blk 114 · 4 ROOM · 04 TO 06 · Premium Apartment · 80 years left | 95 sqm | S$465,000 | S$4,895 psm |
| Jun 2022 | Blk 114 · 4 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 95 sqm | S$475,000 | S$5,000 psm |
| Mar 2022 | Blk 114 · 4 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 95 sqm | S$428,000 | S$4,505 psm |
| Jan 2022 | Blk 114 · 5 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 113 sqm | S$520,000 | S$4,602 psm |
| Dec 2021 | Blk 114 · EXECUTIVE · 01 TO 03 · Premium Apartment · 81 years left | 130 sqm | S$585,000 | S$4,500 psm |
Showing 30 of 103.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 114 · EXECUTIVE | S$3,450 | — |
| May 2026 | Blk 114 · EXECUTIVE | S$3,700 | — |
| Jul 2025 | Blk 114 · EXECUTIVE | S$3,700 | — |
| Jul 2025 | Blk 114 · EXECUTIVE | S$3,600 | — |
| Apr 2025 | Blk 114 · EXECUTIVE | S$3,800 | — |
| Dec 2024 | Blk 114 · EXECUTIVE | S$4,000 | — |
| Sept 2024 | Blk 114 · EXECUTIVE | S$3,600 | — |
| Sept 2024 | Blk 114 · 5 ROOM | S$3,050 | — |
| Jul 2024 | Blk 114 · EXECUTIVE | S$3,250 | — |
| Mar 2024 | Blk 114 · EXECUTIVE | S$3,600 | — |
| Jan 2024 | Blk 114 · EXECUTIVE | S$3,800 | — |
| Jan 2024 | Blk 114 · EXECUTIVE | S$3,500 | — |
| Dec 2023 | Blk 114 · EXECUTIVE | S$3,400 | — |
| Jul 2023 | Blk 114 · EXECUTIVE | S$3,500 | — |
| Jun 2023 | Blk 114 · EXECUTIVE | S$2,500 | — |
| Feb 2023 | Blk 114 · EXECUTIVE | S$4,000 | — |
| Feb 2023 | Blk 114 · EXECUTIVE | S$3,000 | — |
| Jan 2023 | Blk 114 · EXECUTIVE | S$3,600 | — |
| May 2022 | Blk 114 · 4 ROOM | S$1,200 | — |
| Apr 2022 | Blk 114 · 5 ROOM | S$2,400 | — |
| Apr 2022 | Blk 114 · EXECUTIVE | S$2,400 | — |
| Mar 2022 | Blk 114 · 5 ROOM | S$1,950 | — |
| Feb 2022 | Blk 114 · EXECUTIVE | S$2,400 | — |
| Feb 2022 | Blk 114 · EXECUTIVE | S$2,050 | — |
| Jan 2022 | Blk 114 · EXECUTIVE | S$3,300 | — |
| Jan 2022 | Blk 114 · EXECUTIVE | S$2,400 | — |
| Dec 2021 | Blk 114 · EXECUTIVE | S$2,250 | — |
| Jun 2021 | Blk 114 · EXECUTIVE | S$2,200 | — |
| Mar 2021 | Blk 114 · EXECUTIVE | S$2,400 | — |
| Feb 2021 | Blk 114 · EXECUTIVE | S$2,500 | — |
| Feb 2021 | Blk 114 · EXECUTIVE | S$2,100 | — |
| Feb 2021 | Blk 114 · EXECUTIVE | S$1,800 | — |
| Jan 2021 | Blk 114 · EXECUTIVE | S$2,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 75 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 70 years | S$789,383 | S$871,543 | S$943,898 | S$960,405 |
| 10 years | 65 years | S$757,261 | S$923,097 | S$1,082,728 | S$1,120,931 |
| 20 years | 55 years | S$707,791 | S$1,051,740 | S$1,446,948 | S$1,550,857 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.