Blk 105A Edgefield Plains
Project page · 99-year lease from 2003
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 105A | 07 TO 09 | 110 sqm | S$645,000 | S$5,864 psm | ×1.000 | S$5,864 psm |
| Jul 2026 | Blk 105A | 04 TO 06 | 110 sqm | S$608,000 | S$5,527 psm | ×1.000 | S$5,527 psm |
| Feb 2026 | Blk 105A | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×0.997 | S$5,892 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.
5.95% gross yield
S$38,400 of rent a year against the estimate above · 0.13 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 100 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 | 104A | 5 ROOM | S$3,500 |
| Sept 2026 | 176D | 5 ROOM | S$3,100 |
| Sept 2026 | 103A | 5 ROOM | S$3,100 |
| Sept 2026 | 104A | 5 ROOM | S$3,000 |
| Sept 2026 | 105B | 5 ROOM | S$3,000 |
| Aug 2026 | 176D | 5 ROOM | S$3,400 |
| Aug 2026 | 107C | 5 ROOM | S$3,300 |
| Aug 2026 | 107B | 5 ROOM | S$3,300 |
median of 100 HDB rental approvals for 5 ROOM on Edgefield Plains since 2025-10.
Buying or selling at S$645,000?
Buying: Stamp duty on S$645,000 · Cash and CPF needed on S$645,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$645,000.
Each opens with this figure filled in; change anything there.
Primary schools near 105a 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 · 291 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 318 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 368 m · no 2025 Phase 2C ballot
- Greendale Primary School · 680 m · no 2025 Phase 2C ballot
- Horizon Primary School · 795 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 852 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 858 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 954 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,000 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 1,262 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,334 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,693 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,702 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,833 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 105A · 5 ROOM · 07 TO 09 · Improved · 76 years left | 110 sqm | S$645,000 | S$5,864 psm |
| Jul 2026 | Blk 105A · 5 ROOM · 04 TO 06 · Improved · 76 years left | 110 sqm | S$608,000 | S$5,527 psm |
| Jul 2026 | Blk 105A · 4 ROOM · 04 TO 06 · Model A · 76 years left | 90 sqm | S$550,000 | S$6,111 psm |
| Feb 2026 | Blk 105A · 5 ROOM · 04 TO 06 · Improved · 76 years left | 110 sqm | S$650,000 | S$5,909 psm |
| Apr 2025 | Blk 105A · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$644,000 | S$5,855 psm |
| Feb 2025 | Blk 105A · 4 ROOM · 07 TO 09 · Model A · 77 years left | 90 sqm | S$570,000 | S$6,333 psm |
| Apr 2024 | Blk 105A · 4 ROOM · 16 TO 18 · Model A · 78 years left | 90 sqm | S$508,000 | S$5,644 psm |
| Jan 2023 | Blk 105A · 4 ROOM · 13 TO 15 · Model A · 79 years left | 90 sqm | S$510,000 | S$5,667 psm |
| Sept 2022 | Blk 105A · 5 ROOM · 07 TO 09 · Improved · 80 years left | 110 sqm | S$575,000 | S$5,227 psm |
| May 2022 | Blk 105A · 4 ROOM · 13 TO 15 · Model A · 80 years left | 90 sqm | S$475,000 | S$5,278 psm |
| Mar 2022 | Blk 105A · 5 ROOM · 13 TO 15 · Improved · 80 years left | 110 sqm | S$525,000 | S$4,773 psm |
| Dec 2021 | Blk 105A · 5 ROOM · 01 TO 03 · Improved · 81 years left | 110 sqm | S$500,000 | S$4,545 psm |
| Oct 2021 | Blk 105A · 5 ROOM · 04 TO 06 · Improved · 81 years left | 110 sqm | S$460,000 | S$4,182 psm |
Showing 13 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 105A · 5 ROOM | S$3,200 | — |
| May 2026 | Blk 105A · 5 ROOM | S$3,050 | — |
| Apr 2026 | Blk 105A · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 105A · 4 ROOM | S$2,800 | — |
| Sept 2025 | Blk 105A · 4 ROOM | S$2,900 | — |
| Apr 2025 | Blk 105A · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 105A · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 105A · 5 ROOM | S$3,200 | — |
| Mar 2024 | Blk 105A · 5 ROOM | S$3,050 | — |
| Jan 2024 | Blk 105A · 4 ROOM | S$2,800 | — |
| Jun 2023 | Blk 105A · 5 ROOM | S$3,400 | — |
| Jun 2023 | Blk 105A · 5 ROOM | S$3,100 | — |
| May 2023 | Blk 105A · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 105A · 4 ROOM | S$2,800 | — |
| Oct 2022 | Blk 105A · 4 ROOM | S$3,200 | — |
| Jun 2022 | Blk 105A · 4 ROOM | S$2,600 | — |
| Jan 2022 | Blk 105A · 4 ROOM | S$2,100 | — |
| Oct 2021 | Blk 105A · 4 ROOM | S$2,600 | — |
| Oct 2021 | Blk 105A · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 105A · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 105A · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 105A · 5 ROOM | S$1,980 | — |
| May 2021 | Blk 105A · 5 ROOM | S$1,950 | — |
| Apr 2021 | Blk 105A · 5 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$608,718 | S$672,074 | S$727,869 | S$740,598 |
| 10 years | 65 years | S$583,947 | S$711,828 | S$834,925 | S$864,385 |
| 20 years | 55 years | S$545,799 | S$811,029 | S$1,115,786 | S$1,195,914 |
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.