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HDB · 824176

Blk 176D Edgefield Plains

Project page · 99-year lease from 2003

Indicative value range
S$615,000 – S$647,709
Indicative mid S$636,697 · S$5,788 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 105D04 TO 06110 sqmS$600,000S$5,455 psm×1.000S$5,455 psm
Sept 2026Blk 18501 TO 03110 sqmS$590,000S$5,364 psm×1.000S$5,364 psm
Sept 2026Blk 18204 TO 06110 sqmS$595,000S$5,409 psm×1.000S$5,409 psm
Aug 2026Blk 107D01 TO 03110 sqmS$615,000S$5,591 psm×1.000S$5,591 psm
Aug 2026Blk 18101 TO 03110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Aug 2026Blk 105A07 TO 09110 sqmS$645,000S$5,864 psm×1.000S$5,864 psm
Aug 2026Blk 107B04 TO 06110 sqmS$645,000S$5,864 psm×1.000S$5,864 psm
Aug 2026Blk 105B04 TO 06110 sqmS$602,500S$5,477 psm×1.000S$5,477 psm
Aug 2026Blk 18210 TO 12110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jul 2026Blk 176A07 TO 09110 sqmS$652,888S$5,935 psm×1.000S$5,935 psm
Jul 2026Blk 103B07 TO 09110 sqmS$628,000S$5,709 psm×1.000S$5,709 psm
Jul 2026Blk 176C10 TO 12110 sqmS$648,888S$5,899 psm×1.000S$5,899 psm
Jul 2026Blk 103A01 TO 03110 sqmS$615,000S$5,591 psm×1.000S$5,591 psm
Jul 2026Blk 104A07 TO 09110 sqmS$628,000S$5,709 psm×1.000S$5,709 psm
Jul 2026Blk 105A04 TO 06110 sqmS$608,000S$5,527 psm×1.000S$5,527 psm
Jul 2026Blk 11216 TO 18113 sqmS$660,000S$5,841 psm×1.000S$5,841 psm
Jul 2026Blk 105D07 TO 09110 sqmS$635,000S$5,773 psm×1.000S$5,773 psm
Jul 2026Blk 11801 TO 03112 sqmS$650,000S$5,804 psm×1.000S$5,804 psm
Jun 2026Blk 11604 TO 06112 sqmS$608,000S$5,429 psm×1.000S$5,429 psm
May 2026Blk 11204 TO 06112 sqmS$640,000S$5,714 psm×1.000S$5,714 psm
May 2026Blk 19313 TO 15112 sqmS$635,000S$5,670 psm×1.000S$5,670 psm
Apr 2026Blk 105C13 TO 15110 sqmS$683,888S$6,217 psm×1.000S$6,217 psm
Mar 2026Blk 11410 TO 12113 sqmS$650,000S$5,752 psm×0.997S$5,735 psm
Feb 2026Blk 176D13 TO 15111 sqmS$668,000S$6,018 psm×0.997S$6,000 psm
Feb 2026Blk 105A04 TO 06110 sqmS$650,000S$5,909 psm×0.997S$5,892 psm
Jan 2026Blk 11407 TO 09113 sqmS$665,000S$5,885 psm×0.997S$5,868 psm
Jan 2026Blk 105B07 TO 09110 sqmS$660,000S$6,000 psm×0.997S$5,982 psm
Jan 2026Blk 176C07 TO 09110 sqmS$649,500S$5,905 psm×0.997S$5,887 psm
Jan 2026Blk 107C10 TO 12110 sqmS$648,000S$5,891 psm×0.997S$5,874 psm
Jan 2026Blk 11101 TO 03113 sqmS$605,000S$5,354 psm×0.997S$5,338 psm
Jan 2026Blk 105D10 TO 12110 sqmS$635,000S$5,773 psm×0.997S$5,756 psm
Dec 2025Blk 103B01 TO 03110 sqmS$615,000S$5,591 psm×0.996S$5,569 psm
Dec 2025Blk 105D10 TO 12110 sqmS$661,888S$6,017 psm×0.996S$5,994 psm
Dec 2025Blk 176B04 TO 06110 sqmS$645,000S$5,864 psm×0.996S$5,841 psm
Nov 2025Blk 103B04 TO 06110 sqmS$650,000S$5,909 psm×0.996S$5,886 psm
Nov 2025Blk 176B13 TO 15111 sqmS$693,888S$6,251 psm×0.996S$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

ApprovedBlockFlatRent a month
Sept 2026104A5 ROOMS$3,500
Sept 2026176D5 ROOMS$3,100
Sept 2026103A5 ROOMS$3,100
Sept 2026104A5 ROOMS$3,000
Sept 2026105B5 ROOMS$3,000
Aug 2026176D5 ROOMS$3,400
Aug 2026107C5 ROOMS$3,300
Aug 2026107B5 ROOMS$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 176d 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 176D · 4 ROOM · 01 TO 03 · Model A · 76 years left
87 sqmS$535,000S$6,149 psm
May 2026
Blk 176D · 4 ROOM · 07 TO 09 · Model A · 76 years left
85 sqmS$540,000S$6,353 psm
Mar 2026
Blk 176D · 4 ROOM · 13 TO 15 · Model A · 77 years left
86 sqmS$575,000S$6,686 psm
Feb 2026
Blk 176D · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$668,000S$6,018 psm
Oct 2025
Blk 176D · 5 ROOM · 01 TO 03 · Improved · 77 years left
110 sqmS$613,000S$5,573 psm
Apr 2025
Blk 176D · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$678,000S$6,108 psm
Aug 2024
Blk 176D · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$660,000S$6,000 psm
Jul 2024
Blk 176D · 5 ROOM · 01 TO 03 · Improved · 78 years left
excluded: outlier
110 sqmS$550,000S$5,000 psm
Apr 2024
Blk 176D · 5 ROOM · 04 TO 06 · Improved · 79 years left
110 sqmS$600,000S$5,455 psm
Jul 2023
Blk 176D · 4 ROOM · 04 TO 06 · Model A · 79 years left
85 sqmS$470,000S$5,529 psm
Mar 2023
Blk 176D · 5 ROOM · 07 TO 09 · Improved · 80 years left
110 sqmS$560,000S$5,091 psm
Dec 2022
Blk 176D · 4 ROOM · 13 TO 15 · Model A · 80 years left
87 sqmS$486,000S$5,586 psm
Aug 2022
Blk 176D · 4 ROOM · 13 TO 15 · Model A · 80 years left
85 sqmS$455,000S$5,353 psm
Jul 2022
Blk 176D · 4 ROOM · 04 TO 06 · Model A · 80 years left
87 sqmS$455,000S$5,230 psm
Jun 2022
Blk 176D · 5 ROOM · 01 TO 03 · Improved · 80 years left
110 sqmS$528,000S$4,800 psm
Feb 2022
Blk 176D · 4 ROOM · 16 TO 18 · Model A · 81 years left
86 sqmS$410,000S$4,767 psm
Nov 2021
Blk 176D · 5 ROOM · 04 TO 06 · Improved · 81 years left
110 sqmS$493,000S$4,482 psm
See more

Showing 17 of 105.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years70 yearsS$600,881S$663,421S$718,498S$731,064
10 years65 yearsS$576,429S$702,664S$824,176S$853,256
20 years55 yearsS$538,773S$800,588S$1,101,422S$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.