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HDB · 821109

Blk 109A Edgedale Plains

Project page · 99-year lease from 2003

Indicative value range
S$604,060 – S$649,633
Indicative mid S$624,578 · S$5,678 psm

Based on 44 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
Oct 2026Blk 13413 TO 15111 sqmS$620,000S$5,586 psm×1.000S$5,586 psm
Oct 2026Blk 13210 TO 12111 sqmS$625,000S$5,631 psm×1.000S$5,631 psm
Sept 2026Blk 109C07 TO 09110 sqmS$646,000S$5,873 psm×1.000S$5,873 psm
Sept 2026Blk 13301 TO 03111 sqmS$560,000S$5,045 psm×1.000S$5,045 psm
Aug 2026Blk 109D10 TO 12110 sqmS$613,888S$5,581 psm×1.000S$5,581 psm
Aug 2026Blk 13307 TO 09111 sqmS$570,000S$5,135 psm×1.000S$5,135 psm
Aug 2026Blk 109A07 TO 09110 sqmS$606,888S$5,517 psm×1.000S$5,517 psm
Aug 2026Blk 126C07 TO 09110 sqmS$668,000S$6,073 psm×1.000S$6,073 psm
Jul 2026Blk 109B13 TO 15110 sqmS$675,000S$6,136 psm×1.000S$6,136 psm
Jul 2026Blk 109B16 TO 18111 sqmS$645,000S$5,811 psm×1.000S$5,811 psm
Jul 2026Blk 174A01 TO 03110 sqmS$610,000S$5,545 psm×1.000S$5,545 psm
Jul 2026Blk 13207 TO 09111 sqmS$610,000S$5,496 psm×1.000S$5,496 psm
May 2026Blk 13404 TO 06112 sqmS$585,000S$5,223 psm×1.000S$5,223 psm
May 2026Blk 172C07 TO 09110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
May 2026Blk 174D07 TO 09110 sqmS$608,000S$5,527 psm×1.000S$5,527 psm
May 2026Blk 172C10 TO 12110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Apr 2026Blk 13007 TO 09111 sqmS$580,000S$5,225 psm×1.000S$5,225 psm
Apr 2026Blk 13207 TO 09111 sqmS$600,000S$5,405 psm×1.000S$5,405 psm
Apr 2026Blk 13413 TO 15111 sqmS$630,000S$5,676 psm×1.000S$5,676 psm
Apr 2026Blk 13201 TO 03111 sqmS$560,000S$5,045 psm×1.000S$5,045 psm
Apr 2026Blk 13407 TO 09111 sqmS$565,000S$5,090 psm×1.000S$5,090 psm
Apr 2026Blk 171C04 TO 06110 sqmS$660,000S$6,000 psm×1.000S$6,000 psm
Mar 2026Blk 171C16 TO 18110 sqmS$725,000S$6,591 psm×0.997S$6,571 psm
Mar 2026Blk 13507 TO 09111 sqmS$610,000S$5,496 psm×0.997S$5,479 psm
Mar 2026Blk 13207 TO 09111 sqmS$650,000S$5,856 psm×0.997S$5,839 psm
Feb 2026Blk 171B16 TO 18110 sqmS$705,000S$6,409 psm×0.997S$6,390 psm
Feb 2026Blk 126D10 TO 12110 sqmS$670,000S$6,091 psm×0.997S$6,073 psm
Feb 2026Blk 13404 TO 06111 sqmS$580,000S$5,225 psm×0.997S$5,210 psm
Feb 2026Blk 109C13 TO 15110 sqmS$680,000S$6,182 psm×0.997S$6,164 psm
Feb 2026Blk 13513 TO 15111 sqmS$625,000S$5,631 psm×0.997S$5,614 psm
Feb 2026Blk 126A04 TO 06110 sqmS$638,000S$5,800 psm×0.997S$5,783 psm
Jan 2026Blk 174A13 TO 15110 sqmS$660,000S$6,000 psm×0.997S$5,982 psm
Dec 2025Blk 13404 TO 06111 sqmS$615,000S$5,541 psm×0.996S$5,519 psm
Dec 2025Blk 126B13 TO 15110 sqmS$630,000S$5,727 psm×0.996S$5,705 psm
Dec 2025Blk 109B01 TO 03110 sqmS$600,000S$5,455 psm×0.996S$5,433 psm
Dec 2025Blk 13210 TO 12111 sqmS$590,000S$5,315 psm×0.996S$5,294 psm
Dec 2025Blk 126A07 TO 09110 sqmS$661,888S$6,017 psm×0.996S$5,994 psm
Dec 2025Blk 13407 TO 09111 sqmS$633,000S$5,703 psm×0.996S$5,680 psm
Dec 2025Blk 174C07 TO 09110 sqmS$638,888S$5,808 psm×0.996S$5,785 psm
Nov 2025Blk 13416 TO 18111 sqmS$655,000S$5,901 psm×0.996S$5,878 psm
Nov 2025Blk 126C13 TO 15110 sqmS$668,888S$6,081 psm×0.996S$6,057 psm
Nov 2025Blk 171C01 TO 03110 sqmS$629,000S$5,718 psm×0.996S$5,696 psm
Nov 2025Blk 13504 TO 06111 sqmS$658,000S$5,928 psm×0.996S$5,905 psm
Nov 2025Blk 13210 TO 12111 sqmS$623,000S$5,613 psm×0.996S$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.

6.34% gross yield

S$39,600 of rent a year against the estimate above · 0.25 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

ApprovedBlockFlatRent a month
Sept 20261325 ROOMS$3,450
Sept 2026662C5 ROOMS$3,450
Sept 2026171C5 ROOMS$3,400
Sept 2026126A5 ROOMS$3,300
Sept 2026661C5 ROOMS$3,300
Sept 2026174B5 ROOMS$3,300
Sept 20261345 ROOMS$3,300
Sept 20261335 ROOMS$3,300

median of 121 HDB rental approvals for 5 ROOM on Edgedale Plains since 2025-10.

Buying or selling at S$624,578?

Buying: Stamp duty on S$624,578 · Cash and CPF needed on S$624,578 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$624,578.

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

Primary schools near 109a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 109A · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$606,888S$5,517 psm
Aug 2025
Blk 109A · 5 ROOM · 16 TO 18 · Improved · 77 years left
110 sqmS$640,000S$5,818 psm
Aug 2025
Blk 109A · 5 ROOM · 10 TO 12 · Improved · 77 years left
110 sqmS$688,888S$6,263 psm
Jul 2025
Blk 109A · 5 ROOM · 01 TO 03 · Improved · 77 years left
110 sqmS$620,000S$5,636 psm
Aug 2024
Blk 109A · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$580,000S$5,273 psm
Apr 2024
Blk 109A · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$612,000S$5,564 psm
Nov 2023
Blk 109A · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$582,000S$5,291 psm
Oct 2023
Blk 109A · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$572,000S$5,200 psm
Jan 2023
Blk 109A · 5 ROOM · 13 TO 15 · Improved · 79 years left
111 sqmS$580,000S$5,225 psm
Dec 2022
Blk 109A · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$575,000S$5,227 psm
See more

Showing 10 of 71.

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$589,444S$650,794S$704,822S$717,149
10 years65 yearsS$565,458S$689,290S$808,489S$837,016
20 years55 yearsS$528,518S$785,350S$1,080,457S$1,158,047

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.