Blk 132 Edgedale Plains
Project page · 99-year lease from 2003
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 132 | 10 TO 12 | 111 sqm | S$625,000 | S$5,631 psm | ×1.000 | S$5,631 psm |
| Jul 2026 | Blk 132 | 07 TO 09 | 111 sqm | S$610,000 | S$5,496 psm | ×1.000 | S$5,496 psm |
| Apr 2026 | Blk 132 | 07 TO 09 | 111 sqm | S$600,000 | S$5,405 psm | ×1.000 | S$5,405 psm |
| Apr 2026 | Blk 132 | 01 TO 03 | 111 sqm | S$560,000 | S$5,045 psm | ×1.000 | S$5,045 psm |
| Mar 2026 | Blk 132 | 07 TO 09 | 111 sqm | S$650,000 | S$5,856 psm | ×0.997 | S$5,839 psm |
| Dec 2025 | Blk 132 | 10 TO 12 | 111 sqm | S$590,000 | S$5,315 psm | ×0.996 | S$5,294 psm |
| Nov 2025 | Blk 132 | 10 TO 12 | 111 sqm | S$623,000 | S$5,613 psm | ×0.996 | S$5,591 psm |
How accurate is this estimate for Edgedale Plains?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 157 sales in Edgedale Plains since.
- Median error
- 3.1%
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.
6.49% gross yield
S$39,600 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 121 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 132 | 5 ROOM | S$3,450 |
| Sept 2026 | 662C | 5 ROOM | S$3,450 |
| Sept 2026 | 171C | 5 ROOM | S$3,400 |
| Sept 2026 | 126A | 5 ROOM | S$3,300 |
| Sept 2026 | 661C | 5 ROOM | S$3,300 |
| Sept 2026 | 174B | 5 ROOM | S$3,300 |
| Sept 2026 | 134 | 5 ROOM | S$3,300 |
| Sept 2026 | 133 | 5 ROOM | S$3,300 |
median of 121 HDB rental approvals for 5 ROOM on Edgedale Plains since 2025-10.
Buying or selling at S$610,001?
Buying: Stamp duty on S$610,001 · Cash and CPF needed on S$610,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$610,001.
Each opens with this figure filled in; change anything there.
Primary schools near 132 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
- Mee Toh School · 144 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 358 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 738 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 776 m · no 2025 Phase 2C ballot
- North Spring Primary School · 926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Waterway Primary School · 1,015 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 1,197 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,227 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,352 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,403 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 1,935 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 132 · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 111 sqm | S$625,000 | S$5,631 psm |
| Jul 2026 | Blk 132 · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 111 sqm | S$610,000 | S$5,496 psm |
| Apr 2026 | Blk 132 · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 111 sqm | S$560,000 | S$5,045 psm |
| Apr 2026 | Blk 132 · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 111 sqm | S$600,000 | S$5,405 psm |
| Mar 2026 | Blk 132 · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 111 sqm | S$650,000 | S$5,856 psm |
| Dec 2025 | Blk 132 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 111 sqm | S$590,000 | S$5,315 psm |
| Nov 2025 | Blk 132 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 111 sqm | S$623,000 | S$5,613 psm |
| Aug 2024 | Blk 132 · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 112 sqm | S$620,000 | S$5,536 psm |
| Aug 2024 | Blk 132 · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 91 sqm | S$530,888 | S$5,834 psm |
| May 2024 | Blk 132 · 4 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Apr 2024 | Blk 132 · 5 ROOM · 07 TO 09 · Premium Apartment · 79 years left | 111 sqm | S$588,000 | S$5,297 psm |
| Mar 2024 | Blk 132 · 4 ROOM · 13 TO 15 · Premium Apartment · 79 years left | 91 sqm | S$520,888 | S$5,724 psm |
| Aug 2023 | Blk 132 · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 111 sqm | S$548,000 | S$4,937 psm |
| Jun 2023 | Blk 132 · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 111 sqm | S$530,000 | S$4,775 psm |
| Jun 2023 | Blk 132 · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 111 sqm | S$515,000 | S$4,640 psm |
| Jun 2023 | Blk 132 · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 111 sqm | S$510,000 | S$4,595 psm |
| Mar 2023 | Blk 132 · 5 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 112 sqm | S$528,000 | S$4,714 psm |
| Nov 2022 | Blk 132 · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 111 sqm | S$575,000 | S$5,180 psm |
| Oct 2022 | Blk 132 · 4 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Apr 2022 | Blk 132 · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 111 sqm | S$480,888 | S$4,332 psm |
| Mar 2022 | Blk 132 · 4 ROOM · 16 TO 18 · Premium Apartment · 81 years left | 91 sqm | S$445,000 | S$4,890 psm |
| Jan 2022 | Blk 132 · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 111 sqm | S$480,000 | S$4,324 psm |
| Dec 2021 | Blk 132 · 5 ROOM · 16 TO 18 · Premium Apartment · 81 years left | 111 sqm | S$500,000 | S$4,505 psm |
| Dec 2021 | Blk 132 · 5 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 111 sqm | S$460,000 | S$4,144 psm |
| Dec 2021 | Blk 132 · 4 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 91 sqm | S$450,000 | S$4,945 psm |
Showing 25 of 129.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 132 · 5 ROOM | S$3,450 | — |
| Aug 2026 | Blk 132 · 4 ROOM | S$3,300 | — |
| Jul 2026 | Blk 132 · 5 ROOM | S$3,000 | — |
| Jun 2026 | Blk 132 · 5 ROOM | S$3,200 | — |
| Jun 2026 | Blk 132 · 5 ROOM | S$3,000 | — |
| May 2026 | Blk 132 · 5 ROOM | S$3,500 | — |
| May 2026 | Blk 132 · 5 ROOM | S$2,050 | — |
| Mar 2026 | Blk 132 · 5 ROOM | S$3,400 | — |
| Jan 2026 | Blk 132 · 5 ROOM | S$3,300 | — |
| Dec 2025 | Blk 132 · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 132 · 5 ROOM | S$3,150 | — |
| Sept 2025 | Blk 132 · 5 ROOM | S$3,450 | — |
| Sept 2025 | Blk 132 · 5 ROOM | S$3,400 | — |
| Sept 2025 | Blk 132 · 5 ROOM | S$3,100 | — |
| Jul 2025 | Blk 132 · 5 ROOM | S$3,300 | — |
| May 2025 | Blk 132 · 5 ROOM | S$2,500 | — |
| Apr 2025 | Blk 132 · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 132 · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 132 · 5 ROOM | S$3,300 | — |
| Oct 2024 | Blk 132 · 5 ROOM | S$3,100 | — |
| Sept 2024 | Blk 132 · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 132 · 5 ROOM | S$3,000 | — |
| Jul 2024 | Blk 132 · 5 ROOM | S$3,300 | — |
| Jun 2024 | Blk 132 · 5 ROOM | S$3,400 | — |
| Jun 2024 | Blk 132 · 5 ROOM | S$3,000 | — |
| May 2024 | Blk 132 · 5 ROOM | S$2,050 | — |
| Feb 2024 | Blk 132 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 132 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 132 · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 132 · 5 ROOM | S$3,600 | — |
| Oct 2023 | Blk 132 · 5 ROOM | S$3,450 | — |
| Sept 2023 | Blk 132 · 5 ROOM | S$3,300 | — |
| Sept 2023 | Blk 132 · 5 ROOM | S$2,800 | — |
| Jul 2023 | Blk 132 · 5 ROOM | S$3,200 | — |
| May 2023 | Blk 132 · 5 ROOM | S$2,500 | — |
| Apr 2023 | Blk 132 · 5 ROOM | S$3,300 | — |
| Mar 2023 | Blk 132 · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 132 · 5 ROOM | S$3,700 | — |
| Jan 2023 | Blk 132 · 5 ROOM | S$3,650 | — |
| Dec 2022 | Blk 132 · 5 ROOM | S$3,200 | — |
| Sept 2022 | Blk 132 · 5 ROOM | S$2,300 | — |
| Sept 2022 | Blk 132 · 5 ROOM | S$2,200 | — |
| Jul 2022 | Blk 132 · 5 ROOM | S$2,000 | — |
| Apr 2022 | Blk 132 · 5 ROOM | S$2,050 | — |
| Apr 2022 | Blk 132 · 5 ROOM | S$1,850 | — |
| Feb 2022 | Blk 132 · 5 ROOM | S$3,500 | — |
| Jan 2022 | Blk 132 · 5 ROOM | S$2,200 | — |
| Dec 2021 | Blk 132 · 4 ROOM | S$2,300 | — |
| Nov 2021 | Blk 132 · 5 ROOM | S$2,100 | — |
| Nov 2021 | Blk 132 · 5 ROOM | S$2,050 | — |
| Oct 2021 | Blk 132 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 132 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 132 · 5 ROOM | S$2,300 | — |
| Jul 2021 | Blk 132 · 5 ROOM | S$2,000 | — |
| Jun 2021 | Blk 132 · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 132 · 5 ROOM | S$1,800 | — |
| Mar 2021 | Blk 132 · 5 ROOM | S$1,700 | — |
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$575,687 | S$635,605 | S$688,372 | S$700,411 |
| 10 years | 65 years | S$552,260 | S$673,202 | S$789,619 | S$817,480 |
| 20 years | 55 years | S$516,182 | S$767,020 | S$1,055,240 | S$1,131,019 |
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.