Blk 176C Edgefield Plains
Project page · 99-year lease from 2003
Based on 36 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 105D | 04 TO 06 | 110 sqm | S$600,000 | S$5,455 psm | ×1.000 | S$5,455 psm |
| Sept 2026 | Blk 185 | 01 TO 03 | 110 sqm | S$590,000 | S$5,364 psm | ×1.000 | S$5,364 psm |
| Sept 2026 | Blk 182 | 04 TO 06 | 110 sqm | S$595,000 | S$5,409 psm | ×1.000 | S$5,409 psm |
| Aug 2026 | Blk 107D | 01 TO 03 | 110 sqm | S$615,000 | S$5,591 psm | ×1.000 | S$5,591 psm |
| Aug 2026 | Blk 181 | 01 TO 03 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Aug 2026 | Blk 105A | 07 TO 09 | 110 sqm | S$645,000 | S$5,864 psm | ×1.000 | S$5,864 psm |
| Aug 2026 | Blk 107B | 04 TO 06 | 110 sqm | S$645,000 | S$5,864 psm | ×1.000 | S$5,864 psm |
| Aug 2026 | Blk 105B | 04 TO 06 | 110 sqm | S$602,500 | S$5,477 psm | ×1.000 | S$5,477 psm |
| Aug 2026 | Blk 182 | 10 TO 12 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Jul 2026 | Blk 176A | 07 TO 09 | 110 sqm | S$652,888 | S$5,935 psm | ×1.000 | S$5,935 psm |
| Jul 2026 | Blk 103B | 07 TO 09 | 110 sqm | S$628,000 | S$5,709 psm | ×1.000 | S$5,709 psm |
| Jul 2026 | Blk 176C | 10 TO 12 | 110 sqm | S$648,888 | S$5,899 psm | ×1.000 | S$5,899 psm |
| Jul 2026 | Blk 103A | 01 TO 03 | 110 sqm | S$615,000 | S$5,591 psm | ×1.000 | S$5,591 psm |
| Jul 2026 | Blk 104A | 07 TO 09 | 110 sqm | S$628,000 | S$5,709 psm | ×1.000 | S$5,709 psm |
| Jul 2026 | Blk 105A | 04 TO 06 | 110 sqm | S$608,000 | S$5,527 psm | ×1.000 | S$5,527 psm |
| Jul 2026 | Blk 112 | 16 TO 18 | 113 sqm | S$660,000 | S$5,841 psm | ×1.000 | S$5,841 psm |
| Jul 2026 | Blk 105D | 07 TO 09 | 110 sqm | S$635,000 | S$5,773 psm | ×1.000 | S$5,773 psm |
| Jul 2026 | Blk 118 | 01 TO 03 | 112 sqm | S$650,000 | S$5,804 psm | ×1.000 | S$5,804 psm |
| Jun 2026 | Blk 116 | 04 TO 06 | 112 sqm | S$608,000 | S$5,429 psm | ×1.000 | S$5,429 psm |
| May 2026 | Blk 112 | 04 TO 06 | 112 sqm | S$640,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| May 2026 | Blk 193 | 13 TO 15 | 112 sqm | S$635,000 | S$5,670 psm | ×1.000 | S$5,670 psm |
| Apr 2026 | Blk 105C | 13 TO 15 | 110 sqm | S$683,888 | S$6,217 psm | ×1.000 | S$6,217 psm |
| Mar 2026 | Blk 114 | 10 TO 12 | 113 sqm | S$650,000 | S$5,752 psm | ×0.997 | S$5,735 psm |
| Feb 2026 | Blk 176D | 13 TO 15 | 111 sqm | S$668,000 | S$6,018 psm | ×0.997 | S$6,000 psm |
| Feb 2026 | Blk 105A | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×0.997 | S$5,892 psm |
| Jan 2026 | Blk 114 | 07 TO 09 | 113 sqm | S$665,000 | S$5,885 psm | ×0.997 | S$5,868 psm |
| Jan 2026 | Blk 105B | 07 TO 09 | 110 sqm | S$660,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Jan 2026 | Blk 176C | 07 TO 09 | 110 sqm | S$649,500 | S$5,905 psm | ×0.997 | S$5,887 psm |
| Jan 2026 | Blk 107C | 10 TO 12 | 110 sqm | S$648,000 | S$5,891 psm | ×0.997 | S$5,874 psm |
| Jan 2026 | Blk 111 | 01 TO 03 | 113 sqm | S$605,000 | S$5,354 psm | ×0.997 | S$5,338 psm |
| Jan 2026 | Blk 105D | 10 TO 12 | 110 sqm | S$635,000 | S$5,773 psm | ×0.997 | S$5,756 psm |
| Dec 2025 | Blk 103B | 01 TO 03 | 110 sqm | S$615,000 | S$5,591 psm | ×0.996 | S$5,569 psm |
| Dec 2025 | Blk 105D | 10 TO 12 | 110 sqm | S$661,888 | S$6,017 psm | ×0.996 | S$5,994 psm |
| Dec 2025 | Blk 176B | 04 TO 06 | 110 sqm | S$645,000 | S$5,864 psm | ×0.996 | S$5,841 psm |
| Nov 2025 | Blk 103B | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×0.996 | S$5,886 psm |
| Nov 2025 | Blk 176B | 13 TO 15 | 111 sqm | S$693,888 | S$6,251 psm | ×0.996 | S$6,227 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.
6.03% gross yield
S$38,400 of rent a year against the estimate above · 0.05 points below 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$636,697?
Buying: Stamp duty on S$636,697 · Cash and CPF needed on S$636,697 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$636,697.
Each opens with this figure filled in; change anything there.
Primary schools near 176c 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 · 165 m · no 2025 Phase 2C ballot
- Mee Toh School · 303 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 403 m · no 2025 Phase 2C ballot
- Horizon Primary School · 424 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 621 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 659 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 787 m · no 2025 Phase 2C ballot
- Waterway Primary School · 976 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,146 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,221 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,250 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,341 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,368 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,738 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 176C · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$648,888 | S$5,899 psm |
| Jul 2026 | Blk 176C · 4 ROOM · 10 TO 12 · Model A · 76 years left | 90 sqm | S$568,000 | S$6,311 psm |
| Jan 2026 | Blk 176C · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$649,500 | S$5,905 psm |
| Apr 2025 | Blk 176C · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$655,000 | S$5,955 psm |
| Mar 2025 | Blk 176C · 5 ROOM · 13 TO 15 · Improved · 78 years left | 110 sqm | S$678,000 | S$6,164 psm |
| Jan 2025 | Blk 176C · 5 ROOM · 01 TO 03 · Improved · 78 years left | 110 sqm | S$630,000 | S$5,727 psm |
| Nov 2024 | Blk 176C · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$606,800 | S$5,516 psm |
| Jul 2024 | Blk 176C · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$608,000 | S$5,527 psm |
| Sept 2022 | Blk 176C · 5 ROOM · 16 TO 18 · Improved · 80 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Aug 2022 | Blk 176C · 5 ROOM · 07 TO 09 · Improved · 80 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Mar 2022 | Blk 176C · 4 ROOM · 10 TO 12 · Model A · 80 years left | 90 sqm | S$445,000 | S$4,944 psm |
Showing 11 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 176C · 5 ROOM | S$3,200 | — |
| Dec 2025 | Blk 176C · 5 ROOM | S$3,250 | — |
| Dec 2025 | Blk 176C · 5 ROOM | S$2,500 | — |
| Aug 2025 | Blk 176C · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 176C · 5 ROOM | S$3,100 | — |
| Jul 2025 | Blk 176C · 5 ROOM | S$3,400 | — |
| Jun 2025 | Blk 176C · 5 ROOM | S$3,300 | — |
| May 2025 | Blk 176C · 5 ROOM | S$2,200 | — |
| Jan 2025 | Blk 176C · 5 ROOM | S$3,250 | — |
| Aug 2024 | Blk 176C · 5 ROOM | S$2,800 | — |
| Apr 2024 | Blk 176C · 5 ROOM | S$3,300 | — |
| Oct 2023 | Blk 176C · 5 ROOM | S$3,000 | — |
| Sept 2023 | Blk 176C · 5 ROOM | S$3,000 | — |
| Jul 2023 | Blk 176C · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 176C · 5 ROOM | S$2,200 | — |
| Jun 2023 | Blk 176C · 4 ROOM | S$1,500 | — |
| Oct 2022 | Blk 176C · 5 ROOM | S$3,700 | — |
| Jul 2022 | Blk 176C · 5 ROOM | S$2,300 | — |
| Jun 2022 | Blk 176C · 4 ROOM | S$1,500 | — |
| Mar 2022 | Blk 176C · 5 ROOM | S$1,600 | — |
| Dec 2021 | Blk 176C · 5 ROOM | S$2,100 | — |
| Aug 2021 | Blk 176C · 5 ROOM | S$1,900 | — |
| Jul 2021 | Blk 176C · 5 ROOM | S$2,600 | — |
| Jun 2021 | Blk 176C · 4 ROOM | S$1,500 | — |
| Apr 2021 | Blk 176C · 5 ROOM | S$2,500 | — |
| Apr 2021 | Blk 176C · 5 ROOM | S$1,950 | — |
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$600,881 | S$663,421 | S$718,498 | S$731,064 |
| 10 years | 65 years | S$576,429 | S$702,664 | S$824,176 | S$853,256 |
| 20 years | 55 years | S$538,773 | S$800,588 | S$1,101,422 | S$1,180,517 |
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.