Blk 103B 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 103B | 07 TO 09 | 110 sqm | S$628,000 | S$5,709 psm | ×1.000 | S$5,709 psm |
| Dec 2025 | Blk 103B | 01 TO 03 | 110 sqm | S$615,000 | S$5,591 psm | ×0.996 | S$5,569 psm |
| Nov 2025 | Blk 103B | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×0.996 | S$5,886 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.
6.11% gross yield
S$38,400 of rent a year against the estimate above · 0.03 points above 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$628,000?
Buying: Stamp duty on S$628,000 · Cash and CPF needed on S$628,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$628,000.
Each opens with this figure filled in; change anything there.
Primary schools near 103b 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
- Edgefield Primary School · 370 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 389 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 436 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 771 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 778 m · no 2025 Phase 2C ballot
- Greendale Primary School · 808 m · no 2025 Phase 2C ballot
- Horizon Primary School · 872 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,007 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,052 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 1,128 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,436 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,576 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,577 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,589 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,845 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 103B · 5 ROOM · 07 TO 09 · Improved · 76 years left | 110 sqm | S$628,000 | S$5,709 psm |
| Dec 2025 | Blk 103B · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Nov 2025 | Blk 103B · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$650,000 | S$5,909 psm |
| Apr 2025 | Blk 103B · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$640,000 | S$5,818 psm |
| Dec 2023 | Blk 103B · 5 ROOM · 01 TO 03 · Improved · 79 years left | 110 sqm | S$542,000 | S$4,927 psm |
| Jun 2022 | Blk 103B · 5 ROOM · 01 TO 03 · Improved · 80 years left | 110 sqm | S$520,000 | S$4,727 psm |
| Dec 2021 | Blk 103B · 5 ROOM · 07 TO 09 · Improved · 81 years left | 110 sqm | S$505,000 | S$4,591 psm |
| Dec 2021 | Blk 103B · 5 ROOM · 04 TO 06 · Improved · 80 years left | 110 sqm | S$490,000 | S$4,455 psm |
Showing 8 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 103B · 5 ROOM | S$3,200 | — |
| Feb 2026 | Blk 103B · 5 ROOM | S$3,500 | — |
| Feb 2026 | Blk 103B · 5 ROOM | S$3,300 | — |
| Jan 2026 | Blk 103B · 5 ROOM | S$3,200 | — |
| Nov 2025 | Blk 103B · 5 ROOM | S$3,300 | — |
| Nov 2025 | Blk 103B · 5 ROOM | S$3,000 | — |
| Sept 2025 | Blk 103B · 5 ROOM | S$3,200 | — |
| Jul 2025 | Blk 103B · 5 ROOM | S$3,250 | — |
| Jun 2025 | Blk 103B · 5 ROOM | S$3,300 | — |
| Mar 2024 | Blk 103B · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 103B · 5 ROOM | S$2,800 | — |
| Dec 2023 | Blk 103B · 5 ROOM | S$3,000 | — |
| Nov 2023 | Blk 103B · 5 ROOM | S$3,100 | — |
| Aug 2023 | Blk 103B · 5 ROOM | S$3,400 | — |
| Jul 2023 | Blk 103B · 5 ROOM | S$3,950 | — |
| Jun 2023 | Blk 103B · 5 ROOM | S$3,000 | — |
| Jan 2023 | Blk 103B · 5 ROOM | S$3,800 | — |
| Oct 2022 | Blk 103B · 5 ROOM | S$2,900 | — |
| May 2022 | Blk 103B · 5 ROOM | S$2,600 | — |
| Jan 2022 | Blk 103B · 5 ROOM | S$2,400 | — |
| Dec 2021 | Blk 103B · 5 ROOM | S$2,300 | — |
| Dec 2021 | Blk 103B · 5 ROOM | S$1,950 | — |
| Jan 2021 | Blk 103B · 5 ROOM | S$2,400 | — |
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$592,674 | S$654,360 | S$708,684 | S$721,078 |
| 10 years | 65 years | S$568,556 | S$693,067 | S$812,919 | S$841,602 |
| 20 years | 55 years | S$531,414 | S$789,653 | S$1,086,377 | S$1,164,392 |
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.