Blk 670A Edgefield Plains
Project page · 99-year lease from 2016
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 670A | 01 TO 03 | 68 sqm | S$500,000 | S$7,353 psm | ×1.000 | S$7,353 psm |
| Aug 2026 | Blk 670A | 01 TO 03 | 68 sqm | S$498,000 | S$7,324 psm | ×1.000 | S$7,324 psm |
| May 2026 | Blk 670A | 13 TO 15 | 68 sqm | S$565,000 | S$8,309 psm | ×1.000 | S$8,309 psm |
| May 2026 | Blk 670A | 16 TO 18 | 68 sqm | S$600,000 | S$8,824 psm | ×1.000 | S$8,824 psm |
| Mar 2026 | Blk 670A | 07 TO 09 | 68 sqm | S$528,000 | S$7,765 psm | ×0.997 | S$7,742 psm |
| Feb 2026 | Blk 670A | 07 TO 09 | 68 sqm | S$538,000 | S$7,912 psm | ×0.997 | S$7,888 psm |
| Jan 2026 | Blk 670A | 04 TO 06 | 68 sqm | S$540,000 | S$7,941 psm | ×0.997 | S$7,918 psm |
| Nov 2025 | Blk 670A | 01 TO 03 | 68 sqm | S$528,000 | S$7,765 psm | ×0.996 | S$7,734 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.
6.32% gross yield
S$33,600 of rent a year against the estimate above · 0.28 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 672B | 3 ROOM | S$3,100 |
| Aug 2026 | 670A | 3 ROOM | S$3,000 |
| Jul 2026 | 670A | 3 ROOM | S$2,900 |
| Jul 2026 | 670A | 3 ROOM | S$2,900 |
| Jun 2026 | 672B | 3 ROOM | S$2,950 |
| Jun 2026 | 672B | 3 ROOM | S$2,700 |
| Jun 2026 | 670A | 3 ROOM | S$1,300 |
| Apr 2026 | 672A | 3 ROOM | S$2,800 |
median of 16 HDB rental approvals for 3 ROOM on Edgefield Plains since 2025-10.
Buying or selling at S$531,427?
Buying: Stamp duty on S$531,427 · Cash and CPF needed on S$531,427 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$531,427.
Each opens with this figure filled in; change anything there.
Primary schools near 670a 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 · 138 m · no 2025 Phase 2C ballot
- Horizon Primary School · 533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 763 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 764 m · no 2025 Phase 2C ballot
- Waterway Primary School · 824 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 922 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Mee Toh School · 1,193 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,476 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,527 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,573 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,597 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,626 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,994 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Aug 2026 | Blk 670A · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Aug 2026 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 68 sqm | S$498,000 | S$7,324 psm |
| May 2026 | Blk 670A · 3 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 68 sqm | S$600,000 | S$8,824 psm |
| May 2026 | Blk 670A · 3 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 68 sqm | S$565,000 | S$8,309 psm |
| Mar 2026 | Blk 670A · 3 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Feb 2026 | Blk 670A · 3 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 68 sqm | S$538,000 | S$7,912 psm |
| Jan 2026 | Blk 670A · 3 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Nov 2025 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Aug 2025 | Blk 670A · 3 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Aug 2025 | Blk 670A · 3 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 68 sqm | S$558,888 | S$8,219 psm |
| Apr 2025 | Blk 670A · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Sept 2024 | Blk 670A · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Aug 2024 | Blk 670A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Jul 2024 | Blk 670A · 3 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jul 2024 | Blk 670A · 3 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 68 sqm | S$518,188 | S$7,620 psm |
| Jul 2024 | Blk 670A · 3 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Feb 2024 | Blk 670A · 3 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jul 2023 | Blk 670A · 3 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Jun 2023 | Blk 670A · 3 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Nov 2022 | Blk 670A · 3 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Oct 2022 | Blk 670A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Aug 2022 | Blk 670A · 3 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jul 2022 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jun 2022 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 68 sqm | S$422,000 | S$6,206 psm |
| May 2022 | Blk 670A · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2022 | Blk 670A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$563,888 | S$6,063 psm |
| May 2022 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Apr 2022 | Blk 670A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Feb 2022 | Blk 670A · 3 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 68 sqm | S$385,000 | S$5,662 psm |
| Jan 2022 | Blk 670A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$523,000 | S$5,624 psm |
| Dec 2021 | Blk 670A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$516,000 | S$5,548 psm |
| Nov 2021 | Blk 670A · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$410,000 | S$6,029 psm |
Showing 33 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 670A · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 670A · 3 ROOM | S$2,900 | — |
| Jul 2026 | Blk 670A · 3 ROOM | S$2,900 | — |
| Jul 2026 | Blk 670A · 4 ROOM | S$2,350 | — |
| Jun 2026 | Blk 670A · 3 ROOM | S$1,300 | — |
| Jan 2026 | Blk 670A · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 670A · 4 ROOM | S$2,350 | — |
| Jan 2025 | Blk 670A · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 670A · 3 ROOM | S$1,300 | — |
| Oct 2024 | Blk 670A · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 670A · 3 ROOM | S$3,200 | — |
| Aug 2024 | Blk 670A · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 670A · 4 ROOM | S$2,500 | — |
| Apr 2023 | Blk 670A · 4 ROOM | S$2,500 | — |
| Feb 2023 | Blk 670A · 3 ROOM | S$1,300 | — |
| Jan 2023 | Blk 670A · 3 ROOM | S$2,500 | — |
| Nov 2022 | Blk 670A · 3 ROOM | S$3,000 | — |
| Sept 2022 | Blk 670A · 3 ROOM | S$3,300 | — |
| Jan 2021 | Blk 670A · 3 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 88 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 | 83 years | S$498,968 | S$550,901 | S$596,637 | S$607,071 |
| 10 years | 78 years | S$466,369 | S$568,501 | S$666,812 | S$690,339 |
| 20 years | 68 years | S$422,224 | S$627,403 | S$863,160 | S$925,146 |
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.