Blk 682C Edgedale Plains
Project page · 99-year lease from 2018
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 662B | 10 TO 12 | 67 sqm | S$535,000 | S$7,985 psm | ×1.000 | S$7,985 psm |
| Aug 2026 | Blk 122B | 04 TO 06 | 68 sqm | S$533,000 | S$7,838 psm | ×1.000 | S$7,838 psm |
| Aug 2026 | Blk 122A | 07 TO 09 | 68 sqm | S$530,000 | S$7,794 psm | ×1.000 | S$7,794 psm |
| Aug 2026 | Blk 682A | 07 TO 09 | 68 sqm | S$540,000 | S$7,941 psm | ×1.000 | S$7,941 psm |
| Jul 2026 | Blk 122A | 01 TO 03 | 68 sqm | S$515,000 | S$7,574 psm | ×1.000 | S$7,574 psm |
| Jun 2026 | Blk 682C | 16 TO 18 | 68 sqm | S$575,000 | S$8,456 psm | ×1.000 | S$8,456 psm |
| Apr 2026 | Blk 662A | 10 TO 12 | 67 sqm | S$535,000 | S$7,985 psm | ×1.000 | S$7,985 psm |
| Mar 2026 | Blk 122B | 07 TO 09 | 68 sqm | S$528,000 | S$7,765 psm | ×0.997 | S$7,742 psm |
| Mar 2026 | Blk 122B | 13 TO 15 | 68 sqm | S$540,000 | S$7,941 psm | ×0.997 | S$7,918 psm |
| Jan 2026 | Blk 683A | 13 TO 15 | 68 sqm | S$580,000 | S$8,529 psm | ×0.997 | S$8,504 psm |
| Dec 2025 | Blk 683B | 07 TO 09 | 68 sqm | S$540,000 | S$7,941 psm | ×0.996 | S$7,910 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.
5.96% gross yield
S$32,100 of rent a year against the estimate above · 0.02 points above flats like it
Homes like this rent for about S$2,675 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 |
|---|---|---|---|
| Jun 2026 | 122B | 3 ROOM | S$2,800 |
| Jun 2026 | 683B | 3 ROOM | S$2,700 |
| May 2026 | 120B | 3 ROOM | S$2,650 |
| Apr 2026 | 683B | 3 ROOM | S$2,700 |
| Apr 2026 | 661A | 3 ROOM | S$2,550 |
| Jan 2026 | 683B | 3 ROOM | S$2,500 |
| Dec 2025 | 683A | 3 ROOM | S$2,750 |
| Oct 2025 | 682A | 3 ROOM | S$2,500 |
median of 8 HDB rental approvals for 3 ROOM on Edgedale Plains since 2025-10.
Buying or selling at S$538,407?
Buying: Stamp duty on S$538,407 · Cash and CPF needed on S$538,407 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$538,407.
Each opens with this figure filled in; change anything there.
Primary schools near 682c 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 · 437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 443 m · no 2025 Phase 2C ballot
- Waterway Primary School · 489 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 806 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 878 m · no 2025 Phase 2C ballot
1 to 2 km
- Punggol View Primary School · 1,070 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,185 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,562 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,791 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,828 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,939 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northshore Primary School · 1,950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 682C · 3 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 68 sqm | S$575,000 | S$8,456 psm |
| Jun 2025 | Blk 682C · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Oct 2024 | Blk 682C · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$672,000 | S$7,226 psm |
| Jul 2024 | Blk 682C · 3 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 68 sqm | S$530,000 | S$7,794 psm |
| May 2024 | Blk 682C · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jan 2024 | Blk 682C · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Jan 2024 | Blk 682C · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$452,500 | S$6,654 psm |
| Dec 2023 | Blk 682C · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Aug 2023 | Blk 682C · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$773,000 | S$6,841 psm |
| Jul 2023 | Blk 682C · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2023 | Blk 682C · 3 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jun 2023 | Blk 682C · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Jun 2023 | Blk 682C · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Feb 2023 | Blk 682C · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jan 2023 | Blk 682C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$748,888 | S$6,627 psm |
| Nov 2022 | Blk 682C · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Oct 2022 | Blk 682C · 3 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Oct 2022 | Blk 682C · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$472,000 | S$6,941 psm |
| Sept 2022 | Blk 682C · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Sept 2022 | Blk 682C · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Sept 2022 | Blk 682C · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$451,000 | S$6,632 psm |
| Sept 2022 | Blk 682C · 3 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 68 sqm | S$426,000 | S$6,265 psm |
| Sept 2022 | Blk 682C · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Aug 2022 | Blk 682C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Aug 2022 | Blk 682C · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Aug 2022 | Blk 682C · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jul 2022 | Blk 682C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$585,000 | S$6,290 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2025 | Blk 682C · 4 ROOM | S$3,300 | — |
| Apr 2025 | Blk 682C · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 682C · 5 ROOM | S$3,500 | — |
| Apr 2024 | Blk 682C · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 682C · 5 ROOM | S$3,650 | — |
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$511,864 | S$565,139 | S$612,057 | S$622,761 |
| 10 years | 80 years | S$480,600 | S$585,849 | S$687,160 | S$711,405 |
| 20 years | 70 years | S$423,931 | S$629,940 | S$866,650 | S$928,886 |
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.