Type

Units

Min Area

Price Range

4 BR

1399 sqft

S$4,050/mo

Other

S$800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$800 to S$4,050.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 3 min (280 m) from PE2 Meridian LRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

116 Edgefield Plains: HDB Living Near Meridian LRT

116 Edgefield Plains represents a significant holding in the Pasir Ris residential landscape, offering established Housing and Development Board units within a thriving community. Positioned just 280 metres from Meridian LRT Station on the Punggol East line, this development benefits from accessible public transport connectivity that has shaped its appeal to both families and investors over time. The proximity to the station places residents within a three-minute walk of rapid transit, a convenience factor that continues to support consistent demand across the property portfolio.

The development comprises units spanning multiple configurations, accommodating households of varying sizes and requirements. With floor areas reaching approximately 1,399 square feet and featuring layouts of four bedrooms and two bathrooms, these residences cater to larger family units seeking space without venturing into private residential territory. The scale of individual units reflects the housing standards established within mature HDB precincts, where functional design and practical living areas remain central to the asset's enduring value proposition.

Location and Connectivity

Edgefield Plains occupies a strategic position within the broader Pasir Ris planning area, a district that has evolved significantly since its original development phases. The proximity to Meridian LRT Station fundamentally shapes the appeal and accessibility of this holding. Residents enjoy seamless connections to the wider Punggol East Line, facilitating straightforward journeys to central employment hubs, educational institutions, and leisure destinations across the island. This transport advantage has historically contributed to sustained interest from commuters and upgraders alike.

Beyond the immediate MRT connection, the estate benefits from integration with established bus routes and main arterial roads that reinforce its position as an accessible residential node. The maturity of surrounding infrastructure—including hawker centres, retail facilities, and community services—reflects decades of cumulative development that has consolidated Pasir Ris as a self-contained neighbourhood capable of supporting residents across all life stages.

Market Positioning for Investors

From an investment perspective, HDB properties at 116 Edgefield Plains present a discretionary consideration within the rental market segment. The established nature of the estate and proximity to transport infrastructure have historically supported rental demand from expatriates, young professionals, and families seeking flexible residential arrangements. Properties of this size and configuration typically command rental rates reflective of their utility and location credentials, though actual yields will depend upon individual unit selection, lease terms negotiated, and prevailing market conditions at the point of rental commencement.

Prospective investor-purchasers should carefully evaluate acquisition costs alongside realistic rental expectations within the Pasir Ris precinct. While HDB properties offer more affordable entry points compared to private housing, the regulatory framework governing HDB ownership—including occupancy requirements and resale eligibility—shapes the investment timeline and liquidity profile. Investors purchasing as a second residential property must account for Additional Buyer's Stamp Duty at 20%, a material cost component that influences overall return calculations and holding period analysis.

Suitability Across Buyer Profiles

First-time homebuyers often find HDB developments attractive due to more manageable entry prices and straightforward financing pathways through HDB loan schemes and bank mortgages. The established nature of 116 Edgefield Plains, combined with its mature transport connections, appeals to purchasers seeking stability and immediate community infrastructure rather than speculative growth premiums. The four-bedroom configurations available suit families planning to occupy units long-term, anchoring their housing needs for extended periods.

Upgraders transitioning from smaller HDB units or private apartments discover practical value in the generous floor areas and multi-bedroom layouts, which accommodate expanding families without requiring relocation to substantially different neighbourhoods. Owner-occupiers prioritise the combination of space, transport accessibility, and established neighbourhood character—factors that 116 Edgefield Plains delivers consistently. For investors, the regulatory framework and lower absolute purchase prices make this segment accessible, though success depends upon realistic yield expectations and careful tenant selection.

Lease Tenure and Longevity

HDB flats at 116 Edgefield Plains operate under leasehold tenure structures reflective of Housing Board ownership frameworks. The lease decay profile remains an important consideration for purchasers, particularly those acquiring properties as long-term holdings or as investment assets. As leases mature across Singapore's HDB portfolio, properties with remaining lease periods significantly above 60 years retain stronger resale prospects and financing accessibility. Prospective purchasers should confirm exact lease commencement dates for specific units under consideration, as lease decay accelerates valuations downwards once properties fall below the 60-year threshold, impacting both owner-occupier demand and investor interest.

Financing and Affordability Assessment

HDB properties generally attract competitive financing terms, with loan-to-value ratios and interest rates typically more favourable than private residential offerings. Purchasers utilising HDB loans or bank mortgages should assess their Total Debt Servicing Ratio headroom carefully, ensuring that acquisition of 116 Edgefield Plains units does not overextend household borrowing capacity. With properties in this segment ranging across rental and sale formats, prospective purchasers require clarity on total acquisition costs—including legal fees, valuation charges, and Stamp Duty obligations—before committing to purchase.

Second-property investors must budget for the 20% Additional Buyer's Stamp Duty charge, a substantial cost that reduces net yield and extends the break-even timeline significantly. A property acquired at S$450,000 would incur approximately S$90,000 in ABSD, illustrating the material impact this duty exerts on investment mathematics within the HDB segment. Financing strategies should incorporate this additional cost transparently, avoiding overextension and ensuring sufficient capital reserves for ongoing ownership expenses.

Neighbourhood Maturity and Amenities

Pasir Ris has matured into one of Singapore's well-developed residential precincts, with comprehensive amenities supporting daily living requirements. Residents of 116 Edgefield Plains enjoy proximity to multiple hawker centres serving local cuisine, supermarkets addressing grocery needs, and healthcare facilities including polyclinics. The presence of established educational institutions—primary schools, secondary schools, and enrichment centres—creates natural appeal for family-oriented purchasers planning long-term occupation.

Community spaces, recreational facilities, and green corridors integrated throughout the estate reinforce its positioning as a self-contained residential environment. This maturity differentiates 116 Edgefield Plains from developments in emerging precincts, offering immediate access to established infrastructure rather than speculative future amenities. Purchasers valuing convenience and community integration discover substantial appeal in this consolidated environment.

Comparable Market Context

Within the Pasir Ris HDB segment, 116 Edgefield Plains competes with other mature estates offering similar four-bedroom configurations and established MRT accessibility. Market dynamics across the broader Punggol East corridor continue to reflect steady demand, though pricing differentials emerge based on individual estate characteristics, proximity to transport nodes, and lease remaining periods. Prospective purchasers benefit from evaluating recent transactional evidence across comparable holdings, allowing realistic pricing assessments informed by actual market activity rather than aspirational valuations.

Investment Horizon and Capital Appreciation

HDB properties as investment vehicles require differentiated thinking compared to private residential assets. While capital appreciation does occur—particularly for properties benefiting from transport upgrades, neighbourhood improvements, or lease restructuring initiatives—the appreciation trajectory typically trails private developments. However, the higher accessibility for first-time purchasers, relatively robust rental demand, and lower absolute purchase prices create investment appeal for income-focused investors prioritising rental yield over speculative capital growth. Success within this segment correlates strongly with careful tenant selection, proactive maintenance management, and realistic yield expectations aligned with HDB market fundamentals.

Frequently Asked Questions

What estimated rental yield could investors expect from properties at 116 Edgefield Plains?

Estimated rental yield for HDB properties at 116 Edgefield Plains typically ranges between 2.5% and 3.5% gross annually, depending on unit configuration, lease remaining, and market rental rates at the time of tenancy commencement. A four-bedroom unit renting at approximately S$4,050 monthly (S$48,600 annually) on an acquisition cost of S$450,000 would generate approximately 10.8% gross return, though investors must account for the 20% Additional Buyer's Stamp Duty charge on second-property purchases, which materially reduces net yield. Realised returns depend heavily on tenant quality, vacancy periods, maintenance costs, and the specific rental market conditions within the Pasir Ris precinct at the point of letting. First-time investors should factor realistic vacancy assumptions and property management expenses when calculating true net yield expectations.

How do current pricing levels at 116 Edgefield Plains compare to recent psf transactions in Pasir Ris?

HDB properties in Pasir Ris typically transact between S$550 and S$750 per square foot, with exact pricing reflecting lease remaining, unit configuration, and individual property condition. A 1,399 square foot unit at 116 Edgefield Plains positioned at S$450,000 would represent approximately S$322 per square foot—substantially lower than private residential comparables in adjacent areas, reflecting HDB ownership frameworks and regulatory constraints. Recent transaction evidence across the Pasir Ris precinct suggests modest price appreciation year-on-year, though volatility emerges around lease decay milestones and broader market sentiment shifts. Purchasers should examine recent en-bloc outcomes and individual unit transactions within the immediate Edgefield Plains estate to calibrate realistic pricing expectations rather than relying on broader district averages.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen acquiring a second residential property at 116 Edgefield Plains?

A Singapore Citizen purchasing a second residential property at 116 Edgefield Plains incurs Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a S$450,000 acquisition, this equates to S$90,000 in ABSD charges payable at completion—a material cost that substantially impacts net yield for investors and overall acquisition affordability for second-property owner-occupiers. This duty applies regardless of whether the property is intended for owner-occupation or investment, and it materially extends the break-even timeline for investor purchasers by increasing entry costs without generating offsetting income streams. Second-property purchasers must incorporate this 20% charge explicitly into financial planning and mortgage calculations, ensuring sufficient equity and financing capacity to accommodate the additional outlay.

How does lease decay affect resale value and demand for properties at 116 Edgefield Plains?

Lease decay exerts material influence on HDB property valuations as leases mature, with market demand and financing accessibility both declining sharply once properties fall below the 60-year remaining lease threshold. Properties at 116 Edgefield Plains with leases substantially exceeding 70 years retain stronger valuation support and attract wider buyer pools, including first-time purchasers and investors with 25-30 year holding horizons. Once lease remaining approaches 50 years, financing becomes progressively constrained as banks reduce loan periods and loan-to-value ratios, effectively narrowing the qualified purchaser base to those with substantial capital reserves. Prospective purchasers should confirm exact lease commencement dates and calculate remaining tenure based on current dates, recognising that each year reduces lease duration and that accelerating devaluation typically occurs across the final two decades of a 99-year tenure.

How does Meridian LRT Station proximity affect demand and capital appreciation at 116 Edgefield Plains?

Proximity to Meridian LRT Station (PE2), situated merely 280 metres away, represents a fundamental demand driver for 116 Edgefield Plains, supporting consistent interest from commuters, upgraders, and families prioritising transport accessibility. Properties within walking distance of MRT nodes historically command valuation premiums relative to equivalent units further afield, reflecting reduced commute times and enhanced lifestyle convenience—factors that sustain demand across market cycles. The Punggol East Line's integration with broader MRT networks reinforces this accessibility advantage, connecting residents to central employment districts and educational hubs throughout the island. Transport infrastructure improvements, including potential future line extensions or station upgrades, could strengthen the neighbourhood's capital appreciation trajectory, though such enhancements remain contingent on long-term planning authorities' decisions rather than guaranteed outcomes.

Which buyer profiles find 116 Edgefield Plains most suitable?

First-time homebuyers discover substantial appeal in 116 Edgefield Plains due to accessible entry pricing, HDB loan eligibility, and the security of established neighbourhood infrastructure and transport connectivity. Upgraders transitioning from smaller units or private apartments benefit from the generous four-bedroom configurations and mature estate environment, allowing them to consolidate housing requirements without dramatic neighbourhood relocation. Owner-occupier families prioritise the combination of space, transport accessibility, and established community amenities, finding 116 Edgefield Plains ideal for long-term occupation spanning multiple life stages. Investors pursuing yield-focused strategies within the HDB segment consider 116 Edgefield Plains viable, though success requires realistic yield expectations, careful tenant selection, and acceptance that capital appreciation typically trails private residential segments—making income generation rather than speculative growth the primary investment thesis.

What TDSR implications and financing headroom should prospective purchasers at 116 Edgefield Plains consider?

Total Debt Servicing Ratio calculations at 116 Edgefield Plains require purchasers to ensure monthly mortgage payments plus existing obligations do not exceed 60% of gross household income, a threshold enforced by banks and HDB to maintain borrowing sustainability. A S$450,000 acquisition financed at 80% loan-to-value over 25 years at 2.6% interest generates monthly instalments of approximately S$1,750—meaning qualifying households require minimum gross monthly income around S$2,920 to satisfy TDSR requirements independently. Purchasers with existing liabilities (vehicle loans, credit card balances, personal loans) experience tighter TDSR headroom, reducing approved mortgage amounts and necessitating larger cash down payments. Second-property purchasers must also budget the 20% ABSD charge, materially reducing available capital for down payments and home furnishings—a factor requiring explicit conversation with mortgage advisers and careful financial planning before committing to purchase.

How does 116 Edgefield Plains compare to nearby competing HDB developments in Pasir Ris?

116 Edgefield Plains competes directly with other mature Pasir Ris estates including Edgefield Heights, Oasis Road, and more distant Punggol developments, each offering varying configurations, lease remaining, and transport connectivity profiles. Pricing differentials emerge based on individual estate character, proximity to Meridian LRT versus other transport nodes, and the specific lease remaining on comparable units—making direct price comparisons without lease tenure consideration misleading. Recent transaction evidence across competing estates reveals modest price differentiation reflecting marginal location advantages and individual property condition variations rather than transformative premium clustering. Prospective purchasers benefit from examining comparable units across multiple estates simultaneously, allowing informed positioning decisions and realistic market valuation assessment.

Which unit stack or floor level at 116 Edgefield Plains typically represents best value?

Mid-floor units at 116 Edgefield Plains generally represent optimal value positioning, offering escape from ground-floor exposure to street noise and flood risk whilst avoiding premium pricing commanded by higher storeys. Ground-floor units, whilst enjoying easier access and reduced lift dependency, often attract modest valuation discounts reflecting noise exposure, lower natural lighting, and perceived security disadvantages—creating value opportunities for purchasers prioritising practical accessibility over aesthetic preferences. Upper-floor units command progressively higher per-square-foot pricing, particularly above the 10th storey where commanding views and breeze improvements justify premium positioning. Purchasers should inspect multiple floor levels and stacks before committing, recognising that individual preferences vary substantially—some buyers prioritise convenience and value whilst others prioritise views and perceived prestige despite corresponding cost premiums.

What future supply pipeline exists in the Pasir Ris district that might affect 116 Edgefield Plains valuations?

Pasir Ris remains a substantially developed mature estate with limited remaining greenfield land available for new HDB construction, meaning future supply pipeline expansion remains modest compared to emerging precincts like Tengah or Woodlands. Recent HDB planning announcements have emphasised intensification of established estates through selective en-bloc redevelopment rather than sprawling new development, suggesting moderate future inventory growth rather than transformative supply shocks. Private residential developments continue emerging on peripheral sites within the broader Punggol planning area, potentially capturing demand from upgraders previously considering mature HDB holdings—a competition factor that may constrain long-term appreciation for HDB segments. Prospective purchasers should monitor Urban Redevelopment Authority and HDB planning releases to assess potential en-bloc scenarios affecting 116 Edgefield Plains specifically, recognising that such redevelopment could either unlock value through new unit offerings or necessitate relocation for incumbent residents.

Hdb Flat At 116 Edgefield Plains — From S$800