Blk 614A Edgefield Plains
Project page · 99-year lease from 2012
Based on 5 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 614A | 04 TO 06 | 92 sqm | S$640,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Aug 2026 | Blk 614A | 13 TO 15 | 92 sqm | S$693,000 | S$7,533 psm | ×1.000 | S$7,533 psm |
| Apr 2026 | Blk 614A | 01 TO 03 | 92 sqm | S$618,000 | S$6,717 psm | ×1.000 | S$6,717 psm |
| Feb 2026 | Blk 614A | 13 TO 15 | 97 sqm | S$728,888 | S$7,514 psm | ×0.997 | S$7,492 psm |
| Nov 2025 | Blk 614A | 07 TO 09 | 92 sqm | S$640,000 | S$6,957 psm | ×0.996 | S$6,929 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.
6.00% gross yield
S$38,400 of rent a year against the estimate above · 0.29 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 76 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 673A | 4 ROOM | S$3,400 |
| Sept 2026 | 614B | 4 ROOM | S$3,300 |
| Sept 2026 | 615A | 4 ROOM | S$3,200 |
| Sept 2026 | 671A | 4 ROOM | S$3,200 |
| Sept 2026 | 111 | 4 ROOM | S$3,100 |
| Sept 2026 | 193 | 4 ROOM | S$3,000 |
| Sept 2026 | 672D | 4 ROOM | S$3,000 |
| Sept 2026 | 615A | 4 ROOM | S$3,000 |
median of 76 HDB rental approvals for 4 ROOM on Edgefield Plains since 2025-10.
Buying or selling at S$640,000?
Buying: Stamp duty on S$640,000 · Cash and CPF needed on S$640,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,000.
Each opens with this figure filled in; change anything there.
Primary schools near 614a 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
- Oasis Primary School · 147 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 352 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 412 m · no 2025 Phase 2C ballot
- Horizon Primary School · 499 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 798 m · no 2025 Phase 2C ballot
- Mee Toh School · 889 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Waterway Primary School · 1,040 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,122 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,134 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,149 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,348 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,545 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northshore Primary School · 1,632 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,806 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,826 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 614A · 4 ROOM · 13 TO 15 · Model A · 85 years left | 92 sqm | S$693,000 | S$7,533 psm |
| Aug 2026 | Blk 614A · 4 ROOM · 04 TO 06 · Model A · 85 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Apr 2026 | Blk 614A · 4 ROOM · 01 TO 03 · Model A · 86 years left | 92 sqm | S$618,000 | S$6,717 psm |
| Feb 2026 | Blk 614A · 4 ROOM · 13 TO 15 · Model A · 86 years left | 97 sqm | S$728,888 | S$7,514 psm |
| Nov 2025 | Blk 614A · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Oct 2025 | Blk 614A · 4 ROOM · 13 TO 15 · Model A · 86 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Aug 2025 | Blk 614A · 4 ROOM · 04 TO 06 · Model A · 86 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Jul 2025 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 86 years left | 92 sqm | S$678,000 | S$7,370 psm |
| May 2025 | Blk 614A · 4 ROOM · 16 TO 18 · Model A · 87 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Apr 2025 | Blk 614A · 4 ROOM · 01 TO 03 · Model A · 87 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Sept 2024 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 87 years left | 92 sqm | S$648,000 | S$7,043 psm |
| Aug 2024 | Blk 614A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Aug 2024 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 87 years left | 92 sqm | S$650,000 | S$7,065 psm |
| May 2024 | Blk 614A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Nov 2023 | Blk 614A · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$625,888 | S$6,803 psm |
| Nov 2023 | Blk 614A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$558,000 | S$6,065 psm |
| Oct 2023 | Blk 614A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$588,888 | S$6,401 psm |
| Aug 2023 | Blk 614A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Jul 2023 | Blk 614A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$582,000 | S$6,326 psm |
| Nov 2022 | Blk 614A · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Sept 2022 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Jul 2022 | Blk 614A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Jun 2022 | Blk 614A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$558,888 | S$6,075 psm |
| May 2022 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Feb 2022 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Dec 2021 | Blk 614A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 95 sqm | S$525,000 | S$5,526 psm |
| Dec 2021 | Blk 614A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$500,000 | S$5,435 psm |
Showing 27 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 614A · 4 ROOM | S$3,400 | — |
| Jul 2026 | Blk 614A · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 614A · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 614A · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 614A · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 614A · 4 ROOM | S$3,300 | — |
| Jan 2025 | Blk 614A · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 614A · 4 ROOM | S$2,800 | — |
| Aug 2024 | Blk 614A · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 614A · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 614A · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 614A · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 614A · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 614A · 4 ROOM | S$3,400 | — |
| Aug 2023 | Blk 614A · 4 ROOM | S$3,700 | — |
| Aug 2023 | Blk 614A · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 614A · 4 ROOM | S$2,600 | — |
| Aug 2022 | Blk 614A · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 614A · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 614A · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 614A · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 614A · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 614A · 4 ROOM | S$1,900 | — |
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 84 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 | 79 years | S$598,186 | S$660,446 | S$715,275 | S$727,785 |
| 10 years | 74 years | S$564,537 | S$688,167 | S$807,172 | S$835,652 |
| 20 years | 64 years | S$524,655 | S$779,610 | S$1,072,561 | S$1,149,584 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.