homequant
HDB · 821122

Blk 122A Edgedale Plains

Project page · 99-year lease from 2017

Indicative value range
S$641,448 – S$718,500
Indicative mid S$677,283 · S$7,283 psm

Based on 47 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 661A10 TO 1292 sqmS$660,000S$7,174 psm×1.000S$7,174 psm
Oct 2026Blk 661C16 TO 1892 sqmS$673,888S$7,325 psm×1.000S$7,325 psm
Sept 2026Blk 682B13 TO 1593 sqmS$688,888S$7,407 psm×1.000S$7,407 psm
Sept 2026Blk 122A07 TO 0993 sqmS$588,000S$6,323 psm×1.000S$6,323 psm
Sept 2026Blk 661A13 TO 1592 sqmS$670,000S$7,283 psm×1.000S$7,283 psm
Sept 2026Blk 120B07 TO 0993 sqmS$652,500S$7,016 psm×1.000S$7,016 psm
Sept 2026Blk 683B13 TO 1593 sqmS$638,888S$6,870 psm×1.000S$6,870 psm
Sept 2026Blk 683A16 TO 1893 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Aug 2026Blk 661A19 TO 2192 sqmS$675,000S$7,337 psm×1.000S$7,337 psm
Aug 2026Blk 122B16 TO 1893 sqmS$662,000S$7,118 psm×1.000S$7,118 psm
Aug 2026Blk 662B10 TO 1292 sqmS$640,000S$6,957 psm×1.000S$6,957 psm
Aug 2026Blk 662A04 TO 0692 sqmS$628,000S$6,826 psm×1.000S$6,826 psm
Jul 2026Blk 121B04 TO 0693 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Jun 2026Blk 662A16 TO 1892 sqmS$680,000S$7,391 psm×1.000S$7,391 psm
Jun 2026Blk 683B04 TO 0693 sqmS$720,800S$7,751 psm×1.000S$7,751 psm
Jun 2026Blk 684C10 TO 1293 sqmS$750,000S$8,065 psm×1.000S$8,065 psm
Jun 2026Blk 661A01 TO 0392 sqmS$645,000S$7,011 psm×1.000S$7,011 psm
Jun 2026Blk 662D04 TO 0692 sqmS$638,000S$6,935 psm×1.000S$6,935 psm
May 2026Blk 684A10 TO 1293 sqmS$717,000S$7,710 psm×1.000S$7,710 psm
May 2026Blk 120B13 TO 1593 sqmS$642,888S$6,913 psm×1.000S$6,913 psm
May 2026Blk 120B10 TO 1293 sqmS$648,000S$6,968 psm×1.000S$6,968 psm
May 2026Blk 120B16 TO 1893 sqmS$625,000S$6,720 psm×1.000S$6,720 psm
May 2026Blk 683A13 TO 1593 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
May 2026Blk 682B16 TO 1893 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
May 2026Blk 684D07 TO 0993 sqmS$727,000S$7,817 psm×1.000S$7,817 psm
May 2026Blk 683A16 TO 1893 sqmS$741,888S$7,977 psm×1.000S$7,977 psm
Apr 2026Blk 683A13 TO 1593 sqmS$735,000S$7,903 psm×1.000S$7,903 psm
Apr 2026Blk 682A04 TO 0693 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Mar 2026Blk 684A01 TO 0393 sqmS$750,000S$8,065 psm×0.997S$8,041 psm
Mar 2026Blk 122A04 TO 0693 sqmS$590,000S$6,344 psm×0.997S$6,325 psm
Mar 2026Blk 661A07 TO 0992 sqmS$635,000S$6,902 psm×0.997S$6,882 psm
Feb 2026Blk 122B07 TO 0993 sqmS$625,000S$6,720 psm×0.997S$6,701 psm
Feb 2026Blk 661B10 TO 1292 sqmS$708,000S$7,696 psm×0.997S$7,673 psm
Feb 2026Blk 662B19 TO 2192 sqmS$680,000S$7,391 psm×0.997S$7,370 psm
Feb 2026Blk 121B13 TO 1593 sqmS$630,000S$6,774 psm×0.997S$6,754 psm
Feb 2026Blk 662B04 TO 0692 sqmS$640,000S$6,957 psm×0.997S$6,936 psm
Jan 2026Blk 662A13 TO 1592 sqmS$685,000S$7,446 psm×0.997S$7,424 psm
Jan 2026Blk 684A04 TO 0693 sqmS$735,000S$7,903 psm×0.997S$7,880 psm
Jan 2026Blk 120B07 TO 0993 sqmS$635,000S$6,828 psm×0.997S$6,808 psm
Jan 2026Blk 684A07 TO 0993 sqmS$732,000S$7,871 psm×0.997S$7,848 psm
Jan 2026Blk 684C13 TO 1593 sqmS$742,888S$7,988 psm×0.997S$7,964 psm
Dec 2025Blk 683C10 TO 1293 sqmS$675,000S$7,258 psm×0.996S$7,230 psm
Dec 2025Blk 684D04 TO 0693 sqmS$725,000S$7,796 psm×0.996S$7,765 psm
Dec 2025Blk 120A10 TO 1293 sqmS$638,000S$6,860 psm×0.996S$6,833 psm
Dec 2025Blk 121B04 TO 0693 sqmS$608,000S$6,538 psm×0.996S$6,512 psm
Dec 2025Blk 683A04 TO 0693 sqmS$688,000S$7,398 psm×0.996S$7,369 psm
Nov 2025Blk 684A04 TO 0693 sqmS$750,888S$8,074 psm×0.996S$8,042 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.

5.49% gross yield

S$37,200 of rent a year against the estimate above · 0.21 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 54 approvals in the last year.

In Punggol, flats of this type with 80 to 89 years of lease left yield 5.71%, from 36 blocks.

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 2026171A4 ROOMS$3,350
Sept 2026120B4 ROOMS$3,300
Sept 20261354 ROOMS$3,200
Aug 2026682A4 ROOMS$3,400
Aug 20261344 ROOMS$3,400
Aug 20261324 ROOMS$3,300
Aug 2026174B4 ROOMS$2,950
Jul 2026682A4 ROOMS$3,500

median of 54 HDB rental approvals for 4 ROOM on Edgedale Plains since 2025-10.

Buying or selling at S$677,283?

Buying: Stamp duty on S$677,283 · Cash and CPF needed on S$677,283 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$677,283.

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

Primary schools near 122a 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
Sept 2026
Blk 122A · 5 ROOM · 04 TO 06 · Improved · 90 years left
112 sqmS$700,000S$6,250 psm
Sept 2026
Blk 122A · 4 ROOM · 07 TO 09 · Model A · 90 years left
93 sqmS$588,000S$6,323 psm
Aug 2026
Blk 122A · 3 ROOM · 07 TO 09 · Model A · 90 years left
68 sqmS$530,000S$7,794 psm
Jul 2026
Blk 122A · 3 ROOM · 01 TO 03 · Model A · 90 years left
68 sqmS$515,000S$7,574 psm
Mar 2026
Blk 122A · 4 ROOM · 04 TO 06 · Model A · 90 years left
93 sqmS$590,000S$6,344 psm
Jan 2026
Blk 122A · 5 ROOM · 10 TO 12 · Improved · 90 years left
112 sqmS$740,000S$6,607 psm
Sept 2025
Blk 122A · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$610,000S$6,559 psm
Jul 2025
Blk 122A · 3 ROOM · 16 TO 18 · Model A · 91 years left
68 sqmS$530,000S$7,794 psm
Mar 2025
Blk 122A · 5 ROOM · 07 TO 09 · Improved · 91 years left
112 sqmS$716,000S$6,393 psm
Dec 2024
Blk 122A · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$588,000S$6,323 psm
Jul 2024
Blk 122A · 4 ROOM · 10 TO 12 · Model A · 92 years left
93 sqmS$600,000S$6,452 psm
Jul 2024
Blk 122A · 3 ROOM · 13 TO 15 · Model A · 92 years left
68 sqmS$490,000S$7,206 psm
May 2024
Blk 122A · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$470,000S$6,912 psm
Feb 2024
Blk 122A · 5 ROOM · 01 TO 03 · Improved · 92 years left
excluded: outlier
112 sqmS$612,000S$5,464 psm
Dec 2023
Blk 122A · 4 ROOM · 16 TO 18 · Model A · 93 years left
93 sqmS$600,888S$6,461 psm
Nov 2023
Blk 122A · 5 ROOM · 13 TO 15 · Improved · 93 years left
113 sqmS$670,000S$5,929 psm
Sept 2023
Blk 122A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$585,000S$6,290 psm
Feb 2023
Blk 122A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$560,000S$6,022 psm
Jan 2023
Blk 122A · 5 ROOM · 04 TO 06 · Improved · 93 years left
112 sqmS$638,000S$5,696 psm
Oct 2022
Blk 122A · 4 ROOM · 01 TO 03 · Model A · 94 years left
93 sqmS$480,000S$5,161 psm
Sept 2022
Blk 122A · 5 ROOM · 04 TO 06 · Improved · 94 years left
113 sqmS$612,000S$5,416 psm
Jul 2022
Blk 122A · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$530,000S$5,699 psm
Jun 2022
Blk 122A · 5 ROOM · 07 TO 09 · Improved · 94 years left
112 sqmS$610,000S$5,446 psm
May 2022
Blk 122A · 5 ROOM · 13 TO 15 · Improved · 94 years left
113 sqmS$628,000S$5,558 psm
May 2022
Blk 122A · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$511,000S$5,495 psm
May 2022
Blk 122A · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$505,185S$5,432 psm
May 2022
Blk 122A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$430,000S$6,324 psm
Jan 2022
Blk 122A · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$468,500S$5,038 psm
Oct 2021
Blk 122A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$498,888S$5,364 psm
Oct 2021
Blk 122A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$456,000S$4,903 psm
Oct 2021
Blk 122A · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$400,000S$5,882 psm
See more

Showing 31 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 89 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 years84 yearsS$635,915S$702,102S$760,389S$773,688
10 years79 yearsS$594,368S$724,531S$849,825S$879,809
20 years69 yearsS$538,108S$799,600S$1,100,063S$1,179,061

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.