Blk 684B Edgedale Plains
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 684B | 01 TO 03 | 113 sqm | S$795,000 | S$7,035 psm | ×1.000 | S$7,035 psm |
| Aug 2026 | Blk 684B | 16 TO 18 | 113 sqm | S$876,000 | S$7,752 psm | ×1.000 | S$7,752 psm |
| Mar 2026 | Blk 684B | 01 TO 03 | 113 sqm | S$810,000 | S$7,168 psm | ×0.997 | S$7,147 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.
4.90% gross yield
S$39,600 of rent a year against the estimate above · 0.87 points below 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 these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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$807,610?
Buying: Stamp duty on S$807,610 · Cash and CPF needed on S$807,610 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$807,610.
Each opens with this figure filled in; change anything there.
Primary schools near 684b 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
- Horizon Primary School · 350 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 419 m · no 2025 Phase 2C ballot
- Waterway Primary School · 480 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 722 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 798 m · no 2025 Phase 2C ballot
1 to 2 km
- Punggol View Primary School · 1,029 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,098 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 1,475 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,751 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,766 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northshore Primary School · 1,969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 684B · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$795,000 | S$7,035 psm |
| Aug 2026 | Blk 684B · 5 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 113 sqm | S$876,000 | S$7,752 psm |
| Mar 2026 | Blk 684B · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Sept 2025 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$880,000 | S$7,788 psm |
| May 2025 | Blk 684B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Jan 2025 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$855,000 | S$7,566 psm |
| Sept 2024 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Aug 2024 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$818,888 | S$7,247 psm |
| Jul 2024 | Blk 684B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Jun 2024 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 113 sqm | S$850,000 | S$7,522 psm |
| May 2024 | Blk 684B · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 113 sqm | S$848,000 | S$7,504 psm |
| Feb 2024 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Feb 2024 | Blk 684B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jan 2024 | Blk 684B · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Dec 2023 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$796,000 | S$7,044 psm |
| Oct 2023 | Blk 684B · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$852,888 | S$7,548 psm |
| Oct 2023 | Blk 684B · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Oct 2023 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Oct 2023 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Oct 2023 | Blk 684B · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$758,000 | S$6,708 psm |
| Sept 2023 | Blk 684B · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$812,000 | S$7,186 psm |
| Aug 2023 | Blk 684B · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jul 2023 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$811,000 | S$7,177 psm |
| Jul 2023 | Blk 684B · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Jun 2023 | Blk 684B · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 113 sqm | S$835,000 | S$7,389 psm |
| May 2023 | Blk 684B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$672,000 | S$7,226 psm |
| May 2023 | Blk 684B · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Apr 2023 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$778,000 | S$6,885 psm |
| Apr 2023 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$768,000 | S$6,796 psm |
| Mar 2023 | Blk 684B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$610,888 | S$6,569 psm |
| Feb 2023 | Blk 684B · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 113 sqm | S$845,000 | S$7,478 psm |
| Feb 2023 | Blk 684B · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$795,000 | S$7,035 psm |
| Feb 2023 | Blk 684B · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Feb 2023 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Feb 2023 | Blk 684B · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$652,000 | S$7,011 psm |
| Feb 2023 | Blk 684B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2023 | Blk 684B · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Dec 2022 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$756,888 | S$6,698 psm |
| Nov 2022 | Blk 684B · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Nov 2022 | Blk 684B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Oct 2022 | Blk 684B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left excluded: outlier | 113 sqm | S$850,800 | S$7,529 psm |
| Oct 2022 | Blk 684B · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 113 sqm | S$730,000 | S$6,460 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 684B · 5 ROOM | S$4,000 | — |
| Nov 2021 | Blk 684B · 5 ROOM | S$2,000 | — |
| Jun 2021 | Blk 684B · 5 ROOM | S$2,300 | — |
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 90 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 | 85 years | S$767,796 | S$847,708 | S$918,084 | S$934,141 |
| 10 years | 80 years | S$720,899 | S$878,772 | S$1,030,739 | S$1,067,107 |
| 20 years | 70 years | S$635,897 | S$944,909 | S$1,299,974 | S$1,393,328 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.