Blk 116 Edgefield Plains
Project page · 99-year lease from 2003
Based on 15 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 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 |
| Aug 2026 | Blk 115 | 16 TO 18 | 129 sqm | S$860,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Aug 2026 | Blk 182 | 10 TO 12 | 128 sqm | S$818,000 | S$6,391 psm | ×1.000 | S$6,391 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 183 | 10 TO 12 | 128 sqm | S$760,000 | S$5,938 psm | ×1.000 | S$5,938 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 118 | 01 TO 03 | 130 sqm | S$745,000 | S$5,731 psm | ×1.000 | S$5,731 psm |
| May 2026 | Blk 114 | 16 TO 18 | 129 sqm | S$830,000 | S$6,434 psm | ×1.000 | S$6,434 psm |
| Apr 2026 | Blk 115 | 10 TO 12 | 129 sqm | S$848,888 | S$6,581 psm | ×1.000 | S$6,581 psm |
| Mar 2026 | Blk 111 | 04 TO 06 | 130 sqm | S$768,000 | S$5,908 psm | ×0.997 | S$5,890 psm |
| Mar 2026 | Blk 183 | 07 TO 09 | 128 sqm | S$825,000 | S$6,445 psm | ×0.997 | S$6,426 psm |
| Jan 2026 | Blk 117 | 04 TO 06 | 130 sqm | S$836,000 | S$6,431 psm | ×0.997 | S$6,412 psm |
| Jan 2026 | Blk 111 | 04 TO 06 | 130 sqm | S$770,000 | S$5,923 psm | ×0.997 | S$5,906 psm |
| Jan 2026 | Blk 114 | 10 TO 12 | 130 sqm | S$848,888 | S$6,530 psm | ×0.997 | S$6,511 psm |
| Nov 2025 | Blk 184 | 10 TO 12 | 128 sqm | S$835,000 | S$6,523 psm | ×0.996 | S$6,498 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.
5.04% gross yield
S$42,000 of rent a year against the estimate above · 0.1 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$833,534?
Buying: Stamp duty on S$833,534 · Cash and CPF needed on S$833,534 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$833,534.
Each opens with this figure filled in; change anything there.
Primary schools near 116 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 · 85 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 242 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 462 m · no 2025 Phase 2C ballot
- Greendale Primary School · 554 m · no 2025 Phase 2C ballot
- Horizon Primary School · 779 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 871 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 939 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,035 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 1,105 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,476 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,740 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,780 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,815 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 116 · 4 ROOM · 13 TO 15 · Premium Apartment · 76 years left | 95 sqm | S$580,000 | S$6,105 psm |
| Jun 2026 | Blk 116 · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 112 sqm | S$608,000 | S$5,429 psm |
| Sept 2025 | Blk 116 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 112 sqm | S$630,000 | S$5,625 psm |
| Aug 2025 | Blk 116 · EXECUTIVE · 10 TO 12 · Premium Apartment · 77 years left | 130 sqm | S$825,000 | S$6,346 psm |
| Jul 2025 | Blk 116 · EXECUTIVE · 04 TO 06 · Premium Apartment · 77 years left | 130 sqm | S$775,000 | S$5,962 psm |
| Jul 2025 | Blk 116 · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 94 sqm | S$560,000 | S$5,957 psm |
| Jun 2025 | Blk 116 · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 130 sqm | S$810,000 | S$6,231 psm |
| Apr 2025 | Blk 116 · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 130 sqm | S$798,000 | S$6,138 psm |
| Aug 2024 | Blk 116 · EXECUTIVE · 13 TO 15 · Premium Apartment · 78 years left | 130 sqm | S$808,000 | S$6,215 psm |
| Apr 2024 | Blk 116 · EXECUTIVE · 04 TO 06 · Premium Apartment · 78 years left | 130 sqm | S$788,000 | S$6,062 psm |
| Feb 2023 | Blk 116 · EXECUTIVE · 04 TO 06 · Premium Apartment · 79 years left | 130 sqm | S$685,000 | S$5,269 psm |
| Jan 2023 | Blk 116 · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 112 sqm | S$576,000 | S$5,143 psm |
| Nov 2022 | Blk 116 · 4 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 94 sqm | S$460,000 | S$4,894 psm |
| Aug 2022 | Blk 116 · EXECUTIVE · 01 TO 03 · Premium Apartment · 80 years left | 130 sqm | S$635,000 | S$4,885 psm |
| Jun 2022 | Blk 116 · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 113 sqm | S$568,000 | S$5,027 psm |
| Feb 2022 | Blk 116 · EXECUTIVE · 10 TO 12 · Premium Apartment · 80 years left | 130 sqm | S$645,000 | S$4,962 psm |
| Feb 2022 | Blk 116 · 4 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 95 sqm | S$470,000 | S$4,947 psm |
| Jan 2022 | Blk 116 · 5 ROOM · 04 TO 06 · Premium Apartment · 80 years left | 112 sqm | S$485,000 | S$4,330 psm |
Showing 18 of 102.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 116 · EXECUTIVE | S$3,700 | — |
| Jul 2026 | Blk 116 · EXECUTIVE | S$3,900 | — |
| Jun 2026 | Blk 116 · EXECUTIVE | S$4,000 | — |
| Jun 2026 | Blk 116 · 5 ROOM | S$3,500 | — |
| Jun 2026 | Blk 116 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 116 · EXECUTIVE | S$4,000 | — |
| Mar 2026 | Blk 116 · EXECUTIVE | S$3,600 | — |
| Dec 2025 | Blk 116 · EXECUTIVE | S$3,800 | — |
| Jun 2025 | Blk 116 · 4 ROOM | S$3,150 | — |
| May 2025 | Blk 116 · EXECUTIVE | S$3,900 | — |
| May 2025 | Blk 116 · 5 ROOM | S$3,400 | — |
| Apr 2025 | Blk 116 · 5 ROOM | S$3,750 | — |
| Nov 2024 | Blk 116 · 4 ROOM | S$2,800 | — |
| Oct 2024 | Blk 116 · 4 ROOM | S$3,100 | — |
| Sept 2024 | Blk 116 · EXECUTIVE | S$3,600 | — |
| Aug 2024 | Blk 116 · 5 ROOM | S$3,300 | — |
| Aug 2024 | Blk 116 · 4 ROOM | S$2,600 | — |
| Jul 2024 | Blk 116 · 5 ROOM | S$3,200 | — |
| Feb 2024 | Blk 116 · EXECUTIVE | S$4,000 | — |
| Feb 2024 | Blk 116 · EXECUTIVE | S$3,200 | — |
| Nov 2023 | Blk 116 · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 116 · EXECUTIVE | S$3,330 | — |
| Jun 2023 | Blk 116 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 116 · EXECUTIVE | S$3,900 | — |
| Apr 2023 | Blk 116 · 5 ROOM | S$3,750 | — |
| Dec 2022 | Blk 116 · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 116 · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 116 · 4 ROOM | S$2,800 | — |
| Aug 2022 | Blk 116 · 4 ROOM | S$2,600 | — |
| Jul 2022 | Blk 116 · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 116 · 5 ROOM | S$2,100 | — |
| Apr 2022 | Blk 116 · EXECUTIVE | S$3,500 | — |
| Mar 2022 | Blk 116 · EXECUTIVE | S$2,800 | — |
| Oct 2021 | Blk 116 · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 116 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 116 · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 116 · 5 ROOM | S$1,800 | — |
| May 2021 | Blk 116 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 116 · EXECUTIVE | S$2,600 | — |
| Feb 2021 | Blk 116 · 4 ROOM | S$2,200 | — |
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$786,646 | S$868,521 | S$940,625 | S$957,075 |
| 10 years | 65 years | S$754,635 | S$919,896 | S$1,078,974 | S$1,117,044 |
| 20 years | 55 years | S$705,336 | S$1,048,093 | S$1,441,931 | S$1,545,479 |
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.