Blk 120B Edgedale Plains
Project page · 99-year lease from 2017
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 120B | 07 TO 09 | 93 sqm | S$652,500 | S$7,016 psm | ×1.000 | S$7,016 psm |
| May 2026 | Blk 120B | 13 TO 15 | 93 sqm | S$642,888 | S$6,913 psm | ×1.000 | S$6,913 psm |
| May 2026 | Blk 120B | 10 TO 12 | 93 sqm | S$648,000 | S$6,968 psm | ×1.000 | S$6,968 psm |
| May 2026 | Blk 120B | 16 TO 18 | 93 sqm | S$625,000 | S$6,720 psm | ×1.000 | S$6,720 psm |
| Jan 2026 | Blk 120B | 07 TO 09 | 93 sqm | S$635,000 | S$6,828 psm | ×0.997 | S$6,808 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.
5.79% gross yield
S$37,200 of rent a year against the estimate above · 0.08 points above 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 171A | 4 ROOM | S$3,350 |
| Sept 2026 | 120B | 4 ROOM | S$3,300 |
| Sept 2026 | 135 | 4 ROOM | S$3,200 |
| Aug 2026 | 682A | 4 ROOM | S$3,400 |
| Aug 2026 | 134 | 4 ROOM | S$3,400 |
| Aug 2026 | 132 | 4 ROOM | S$3,300 |
| Aug 2026 | 174B | 4 ROOM | S$2,950 |
| Jul 2026 | 682A | 4 ROOM | S$3,500 |
median of 54 HDB rental approvals for 4 ROOM on Edgedale Plains since 2025-10.
Buying or selling at S$642,888?
Buying: Stamp duty on S$642,888 · Cash and CPF needed on S$642,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$642,888.
Each opens with this figure filled in; change anything there.
Primary schools near 120b 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 · 24 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 270 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 497 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 515 m · no 2025 Phase 2C ballot
- Horizon Primary School · 771 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 850 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,005 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 1,065 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,111 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,203 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,204 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,570 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,784 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,800 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,891 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 2,000 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 120B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$652,500 | S$7,016 psm |
| May 2026 | Blk 120B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$625,000 | S$6,720 psm |
| May 2026 | Blk 120B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$648,000 | S$6,968 psm |
| May 2026 | Blk 120B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$642,888 | S$6,913 psm |
| Jan 2026 | Blk 120B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Nov 2025 | Blk 120B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$743,000 | S$6,634 psm |
| Sept 2025 | Blk 120B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2025 | Blk 120B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Aug 2025 | Blk 120B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Jul 2025 | Blk 120B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Mar 2025 | Blk 120B · 3 ROOM · 16 TO 18 · Model A · 91 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jan 2025 | Blk 120B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$653,888 | S$7,031 psm |
| Sept 2024 | Blk 120B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Aug 2024 | Blk 120B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$518,888 | S$7,631 psm |
| Jun 2024 | Blk 120B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Apr 2024 | Blk 120B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Mar 2024 | Blk 120B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Mar 2024 | Blk 120B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Feb 2024 | Blk 120B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Feb 2024 | Blk 120B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Nov 2023 | Blk 120B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$655,000 | S$5,796 psm |
| May 2023 | Blk 120B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Feb 2023 | Blk 120B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Dec 2022 | Blk 120B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$539,000 | S$5,796 psm |
| Dec 2022 | Blk 120B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Sept 2022 | Blk 120B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Aug 2022 | Blk 120B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Aug 2022 | Blk 120B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Apr 2022 | Blk 120B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$590,000 | S$5,221 psm |
| Feb 2022 | Blk 120B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$490,000 | S$5,269 psm |
| Jan 2022 | Blk 120B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$610,000 | S$5,398 psm |
| Dec 2021 | Blk 120B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$528,000 | S$5,677 psm |
| Nov 2021 | Blk 120B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$413,000 | S$6,074 psm |
Showing 33 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 120B · 4 ROOM | S$3,300 | — |
| May 2026 | Blk 120B · 3 ROOM | S$2,650 | — |
| Dec 2025 | Blk 120B · 4 ROOM | S$3,100 | — |
| Nov 2025 | Blk 120B · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 120B · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 120B · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 120B · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 120B · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 120B · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 120B · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 120B · 4 ROOM | S$3,300 | — |
| Dec 2023 | Blk 120B · 4 ROOM | S$3,100 | — |
| Sept 2023 | Blk 120B · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 120B · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 120B · 4 ROOM | S$3,300 | — |
| May 2023 | Blk 120B · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 120B · 3 ROOM | S$2,900 | — |
| Nov 2022 | Blk 120B · 4 ROOM | S$2,500 | — |
| Sept 2022 | Blk 120B · 3 ROOM | S$3,000 | — |
| Mar 2022 | Blk 120B · 5 ROOM | S$2,550 | — |
| Dec 2021 | Blk 120B · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 120B · 4 ROOM | S$2,550 | — |
| Sept 2021 | Blk 120B · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 120B · 4 ROOM | S$2,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 84 years | S$603,621 | S$666,446 | S$721,774 | S$734,397 |
| 10 years | 79 years | S$564,183 | S$687,736 | S$806,667 | S$835,129 |
| 20 years | 69 years | S$510,781 | S$758,993 | S$1,044,197 | S$1,119,183 |
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.