Blk 120B Edgedale Plains
Completed 2016 · 17 storeys · 144 flats · 90 years 01 month remaining · 41 resale transactions on record · median household income in Punggol: $9,500/mo
17 storeys · completed 2016
What the record shows
A 4-room here sold for $648,000 in May 2026. The same flat type in this block averaged $491,500 in 2021 - a gain of $156,500 - about $86 a day while the owner slept.
In this block, 4-room flats from floor 12 up have sold for a median of $633,944 - $98,944 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2056 - the line where CPF usage rules begin tightening for buyers.
A 5-room on Edgedale Plains has already fetched $865,000 - 87% of the way to a million-dollar flat.
Across Punggol, roughly 6,700 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Punggol median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,650/mo | $2,650–$2,650 | $2,850/mo | - | 1 |
| 4-ROOM | $3,150/mo | $3,100–$3,200 | $3,200/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Punggol · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 36 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 10 to 12 | 93 | $648,000 | $647 | 90y 01m |
| May 2026 | 4 ROOM | 13 to 15 | 93 | $642,888 | $642 | 90y 01m |
| May 2026 | 4 ROOM | 16 to 18 | 93 | $625,000 | $624 | 90y 01m |
| Jan 2026 | 4 ROOM | 07 to 09 | 93 | $635,000 | $634 | 90y 05m |
| Nov 2025 | 5 ROOM | 10 to 12 | 112 | $743,000 | $616 | 90y 06m |
| Sept 2025 | 4 ROOM | 13 to 15 | 93 | $650,000 | $649 | 90y 08m |
| Aug 2025 | 5 ROOM | 10 to 12 | 112 | $740,000 | $614 | 90y 10m |
| Aug 2025 | 4 ROOM | 01 to 03 | 93 | $618,000 | $617 | 90y 09m |
| Jul 2025 | 3 ROOM | 04 to 06 | 68 | $540,000 | $738 | 90y 10m |
| Mar 2025 | 3 ROOM | 16 to 18 | 68 | $540,000 | $738 | 91y 03m |
| Jan 2025 | 4 ROOM | 13 to 15 | 93 | $653,888 | $653 | 91y 05m |
| Sept 2024 | 5 ROOM | 01 to 03 | 113 | $660,000 | $543 | 91y 10m |
| Aug 2024 | 3 ROOM | 13 to 15 | 68 | $518,888 | $709 | 91y 10m |
| Jun 2024 | 5 ROOM | 16 to 18 | 112 | $800,000 | $664 | 92y |
| Apr 2024 | 4 ROOM | 10 to 12 | 93 | $585,000 | $584 | 92y 02m |
| Mar 2024 | 4 ROOM | 10 to 12 | 93 | $570,000 | $569 | 92y 03m |
| Mar 2024 | 4 ROOM | 04 to 06 | 93 | $570,000 | $569 | 92y 03m |
| Feb 2024 | 3 ROOM | 04 to 06 | 68 | $435,000 | $594 | 92y 03m |
| Feb 2024 | 3 ROOM | 13 to 15 | 68 | $460,000 | $628 | 92y 04m |
| Nov 2023 | 5 ROOM | 04 to 06 | 113 | $655,000 | $539 | 92y 06m |
| May 2023 | 3 ROOM | 13 to 15 | 68 | $435,000 | $594 | 93y 01m |
| Feb 2023 | 4 ROOM | 10 to 12 | 93 | $555,000 | $554 | 93y 04m |
| Dec 2022 | 4 ROOM | 10 to 12 | 93 | $539,000 | $538 | 93y 06m |
| Dec 2022 | 4 ROOM | 04 to 06 | 93 | $500,000 | $499 | 93y 06m |
| Sept 2022 | 4 ROOM | 10 to 12 | 93 | $540,000 | $539 | 93y 09m |
| Aug 2022 | 4 ROOM | 07 to 09 | 93 | $510,000 | $509 | 93y 10m |
| Aug 2022 | 3 ROOM | 07 to 09 | 68 | $418,000 | $571 | 93y 10m |
| Apr 2022 | 5 ROOM | 07 to 09 | 113 | $590,000 | $485 | 94y 02m |
| Feb 2022 | 4 ROOM | 07 to 09 | 93 | $490,000 | $489 | 94y 03m |
| Jan 2022 | 5 ROOM | 07 to 09 | 113 | $610,000 | $502 | 94y 05m |
Who lives in Punggol
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median within $5k of this block
built 2001 · 14 fewer lease years than this block
built 2001 · 14 fewer lease years than this block
5-room median $85k below this block · 4 vs 3 sales
built 2015 · same generation
built 2002 · 14 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 1.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.