Blk 669B Edgefield Plains
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 669B | 16 TO 18 | 93 sqm | S$700,000 | S$7,527 psm | ×0.997 | S$7,505 psm |
| Dec 2025 | Blk 669B | 10 TO 12 | 93 sqm | S$718,000 | S$7,720 psm | ×0.996 | S$7,690 psm |
| Dec 2025 | Blk 669B | 16 TO 18 | 93 sqm | S$705,000 | S$7,581 psm | ×0.996 | S$7,551 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.
5.47% gross yield
S$38,400 of rent a year against the estimate above · 0.24 points below 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$702,231?
Buying: Stamp duty on S$702,231 · Cash and CPF needed on S$702,231 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$702,231.
Each opens with this figure filled in; change anything there.
Primary schools near 669b 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 · 253 m · no 2025 Phase 2C ballot
- Horizon Primary School · 453 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 676 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 785 m · no 2025 Phase 2C ballot
- Greendale Primary School · 846 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 888 m · no 2025 Phase 2C ballot
1 to 2 km
- Mee Toh School · 1,167 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,522 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,606 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,672 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,743 m · no 2025 Phase 2C ballot
- Northshore Primary School · 1,769 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 669B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Mar 2026 | Blk 669B · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Jan 2026 | Blk 669B · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jan 2026 | Blk 669B · 3 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Dec 2025 | Blk 669B · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Dec 2025 | Blk 669B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 93 sqm | S$718,000 | S$7,720 psm |
| Oct 2025 | Blk 669B · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Oct 2025 | Blk 669B · 3 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Sept 2025 | Blk 669B · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Sept 2025 | Blk 669B · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Aug 2025 | Blk 669B · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 93 sqm | S$683,000 | S$7,344 psm |
| Jan 2025 | Blk 669B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jul 2024 | Blk 669B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2024 | Blk 669B · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Apr 2024 | Blk 669B · 3 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Oct 2023 | Blk 669B · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 112 sqm | S$820,000 | S$7,321 psm |
| Sept 2023 | Blk 669B · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2023 | Blk 669B · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Apr 2023 | Blk 669B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$820,001 | S$7,257 psm |
| Jan 2023 | Blk 669B · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left excluded: outlier | 93 sqm | S$658,000 | S$7,075 psm |
| Jan 2023 | Blk 669B · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Oct 2022 | Blk 669B · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 93 sqm | S$552,000 | S$5,935 psm |
| Sept 2022 | Blk 669B · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Jul 2022 | Blk 669B · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$525,000 | S$5,645 psm |
| May 2022 | Blk 669B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Apr 2022 | Blk 669B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 113 sqm | S$675,000 | S$5,973 psm |
| Apr 2022 | Blk 669B · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Apr 2022 | Blk 669B · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Apr 2022 | Blk 669B · 3 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Mar 2022 | Blk 669B · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 113 sqm | S$778,888 | S$6,893 psm |
| Feb 2022 | Blk 669B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 113 sqm | S$714,000 | S$6,319 psm |
| Feb 2022 | Blk 669B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Jan 2022 | Blk 669B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 68 sqm | S$411,000 | S$6,044 psm |
| Dec 2021 | Blk 669B · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Dec 2021 | Blk 669B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$545,000 | S$5,860 psm |
Showing 35 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 669B · 4 ROOM | S$3,400 | — |
| May 2026 | Blk 669B · 4 ROOM | S$3,150 | — |
| Jun 2025 | Blk 669B · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 669B · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 669B · 5 ROOM | S$4,000 | — |
| Jan 2023 | Blk 669B · 4 ROOM | S$3,100 | — |
| May 2022 | Blk 669B · 4 ROOM | S$3,000 | — |
| Feb 2021 | Blk 669B · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 669B · 4 ROOM | S$1,450 | — |
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$659,339 | S$727,964 | S$788,399 | S$802,187 |
| 10 years | 78 years | S$616,262 | S$751,220 | S$881,128 | S$912,218 |
| 20 years | 68 years | S$557,929 | S$829,054 | S$1,140,584 | S$1,222,492 |
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.