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HDB · 820185

Blk 185 Edgefield Plains

Project page · 99-year lease from 2003

Indicative value range
S$760,553 – S$832,541
Indicative mid S$820,710 · S$6,412 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 11404 TO 06130 sqmS$810,000S$6,231 psm×1.000S$6,231 psm
Aug 2026Blk 11516 TO 18129 sqmS$860,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 18210 TO 12128 sqmS$818,000S$6,391 psm×1.000S$6,391 psm
Jul 2026Blk 11407 TO 09130 sqmS$773,000S$5,946 psm×1.000S$5,946 psm
Jun 2026Blk 18310 TO 12128 sqmS$760,000S$5,938 psm×1.000S$5,938 psm
Jun 2026Blk 11413 TO 15130 sqmS$850,000S$6,538 psm×1.000S$6,538 psm
May 2026Blk 11801 TO 03130 sqmS$745,000S$5,731 psm×1.000S$5,731 psm
May 2026Blk 11416 TO 18129 sqmS$830,000S$6,434 psm×1.000S$6,434 psm
Apr 2026Blk 11510 TO 12129 sqmS$848,888S$6,581 psm×1.000S$6,581 psm
Mar 2026Blk 11104 TO 06130 sqmS$768,000S$5,908 psm×0.997S$5,890 psm
Mar 2026Blk 18307 TO 09128 sqmS$825,000S$6,445 psm×0.997S$6,426 psm
Jan 2026Blk 11704 TO 06130 sqmS$836,000S$6,431 psm×0.997S$6,412 psm
Jan 2026Blk 11104 TO 06130 sqmS$770,000S$5,923 psm×0.997S$5,906 psm
Jan 2026Blk 11410 TO 12130 sqmS$848,888S$6,530 psm×0.997S$6,511 psm
Nov 2025Blk 18410 TO 12128 sqmS$835,000S$6,523 psm×0.996S$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.

5.12% gross yield

S$42,000 of rent a year against the estimate above · 0.18 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

ApprovedBlockFlatRent a month
Sept 2026112EXECUTIVES$3,800
Sept 2026117EXECUTIVES$3,700
Sept 2026116EXECUTIVES$3,700
Sept 2026117EXECUTIVES$3,600
Sept 2026117EXECUTIVES$3,600
Sept 2026118EXECUTIVES$3,500
Sept 2026111EXECUTIVES$3,400
Aug 2026111EXECUTIVES$3,700

median of 38 HDB rental approvals for EXECUTIVE on Edgefield Plains since 2025-10.

Buying or selling at S$820,710?

Buying: Stamp duty on S$820,710 · Cash and CPF needed on S$820,710 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$820,710.

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

Primary schools near 185 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 185 · 5 ROOM · 01 TO 03 · Premium Apartment · 76 years left
110 sqmS$590,000S$5,364 psm
May 2025
Blk 185 · EXECUTIVE · 10 TO 12 · Premium Apartment · 78 years left
128 sqmS$793,000S$6,195 psm
Mar 2025
Blk 185 · EXECUTIVE · 13 TO 15 · Premium Apartment · 78 years left
128 sqmS$850,000S$6,641 psm
Dec 2024
Blk 185 · 5 ROOM · 16 TO 18 · Premium Apartment · 78 years left
110 sqmS$693,888S$6,308 psm
Dec 2023
Blk 185 · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left
110 sqmS$600,000S$5,455 psm
Nov 2023
Blk 185 · EXECUTIVE · 10 TO 12 · Premium Apartment · 79 years left
128 sqmS$748,000S$5,844 psm
Aug 2023
Blk 185 · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left
110 sqmS$560,000S$5,091 psm
May 2023
Blk 185 · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left
110 sqmS$568,000S$5,164 psm
Aug 2022
Blk 185 · 5 ROOM · 07 TO 09 · Premium Apartment · 80 years left
110 sqmS$560,888S$5,099 psm
Dec 2021
Blk 185 · EXECUTIVE · 13 TO 15 · Premium Apartment · 81 years left
128 sqmS$675,000S$5,273 psm
See more

Showing 10 of 57.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years70 yearsS$774,544S$855,159S$926,154S$942,351
10 years65 yearsS$743,025S$905,744S$1,062,374S$1,099,859
20 years55 yearsS$694,485S$1,031,968S$1,419,747S$1,521,702

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.