Blk 109B Edgedale 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 109B | 13 TO 15 | 110 sqm | S$675,000 | S$6,136 psm | ×1.000 | S$6,136 psm |
| Jul 2026 | Blk 109B | 16 TO 18 | 111 sqm | S$645,000 | S$5,811 psm | ×1.000 | S$5,811 psm |
| Dec 2025 | Blk 109B | 01 TO 03 | 110 sqm | S$600,000 | S$5,455 psm | ×0.996 | S$5,433 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.
6.20% gross yield
S$39,600 of rent a year against the estimate above · 0.12 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 132 | 5 ROOM | S$3,450 |
| Sept 2026 | 662C | 5 ROOM | S$3,450 |
| Sept 2026 | 171C | 5 ROOM | S$3,400 |
| Sept 2026 | 126A | 5 ROOM | S$3,300 |
| Sept 2026 | 661C | 5 ROOM | S$3,300 |
| Sept 2026 | 174B | 5 ROOM | S$3,300 |
| Sept 2026 | 134 | 5 ROOM | S$3,300 |
| Sept 2026 | 133 | 5 ROOM | S$3,300 |
median of 121 HDB rental approvals for 5 ROOM on Edgedale Plains since 2025-10.
Buying or selling at S$639,189?
Buying: Stamp duty on S$639,189 · Cash and CPF needed on S$639,189 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$639,189.
Each opens with this figure filled in; change anything there.
Primary schools near 109b 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
- Mee Toh School · 28 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 284 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 491 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 538 m · no 2025 Phase 2C ballot
- Horizon Primary School · 623 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Waterway Primary School · 993 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,164 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,198 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,234 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,699 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 109B · 5 ROOM · 16 TO 18 · Improved · 76 years left | 111 sqm | S$645,000 | S$5,811 psm |
| Jul 2026 | Blk 109B · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$675,000 | S$6,136 psm |
| Dec 2025 | Blk 109B · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Jan 2025 | Blk 109B · 4 ROOM · 10 TO 12 · Model A · 77 years left | 90 sqm | S$560,000 | S$6,222 psm |
| Jul 2023 | Blk 109B · 4 ROOM · 07 TO 09 · Model A · 79 years left | 90 sqm | S$510,000 | S$5,667 psm |
| Jun 2023 | Blk 109B · 5 ROOM · 07 TO 09 · Improved · 79 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Jun 2022 | Blk 109B · 4 ROOM · 16 TO 18 · Model A · 80 years left | 90 sqm | S$470,000 | S$5,222 psm |
| May 2022 | Blk 109B · 5 ROOM · 10 TO 12 · Improved · 80 years left | 110 sqm | S$550,000 | S$5,000 psm |
| May 2022 | Blk 109B · 5 ROOM · 10 TO 12 · Improved · 80 years left | 110 sqm | S$525,000 | S$4,773 psm |
Showing 9 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 109B · 5 ROOM | S$2,500 | — |
| May 2026 | Blk 109B · 5 ROOM | S$3,200 | — |
| Nov 2025 | Blk 109B · 4 ROOM | S$2,800 | — |
| Jul 2025 | Blk 109B · 5 ROOM | S$3,400 | — |
| Feb 2025 | Blk 109B · 5 ROOM | S$3,200 | — |
| Nov 2024 | Blk 109B · 5 ROOM | S$3,000 | — |
| Nov 2024 | Blk 109B · 5 ROOM | S$3,000 | — |
| Mar 2024 | Blk 109B · 5 ROOM | S$2,400 | — |
| Feb 2024 | Blk 109B · 5 ROOM | S$3,200 | — |
| Feb 2024 | Blk 109B · 5 ROOM | S$2,900 | — |
| Dec 2023 | Blk 109B · 4 ROOM | S$2,700 | — |
| Nov 2023 | Blk 109B · 5 ROOM | S$3,000 | — |
| Sept 2023 | Blk 109B · 5 ROOM | S$3,400 | — |
| Sept 2023 | Blk 109B · 5 ROOM | S$2,850 | — |
| Nov 2022 | Blk 109B · 5 ROOM | S$2,000 | — |
| Mar 2022 | Blk 109B · 5 ROOM | S$2,000 | — |
| Feb 2022 | Blk 109B · 5 ROOM | S$1,900 | — |
| Nov 2021 | Blk 109B · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 109B · 5 ROOM | S$1,800 | — |
| Jun 2021 | Blk 109B · 5 ROOM | S$2,200 | — |
| May 2021 | Blk 109B · 5 ROOM | S$1,950 | — |
| Jan 2021 | Blk 109B · 5 ROOM | S$2,100 | — |
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$603,233 | S$666,018 | S$721,311 | S$733,926 |
| 10 years | 65 years | S$578,686 | S$705,415 | S$827,403 | S$856,597 |
| 20 years | 55 years | S$540,882 | S$803,722 | S$1,105,734 | S$1,185,139 |
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.