Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$618K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$618K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$124K on this acquisition.
Located 4 min (320 m) from PE1 Cove 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.

105B Edgefield Plains: A Mature Punggol HDB Development with Modern Convenience

105B Edgefield Plains represents a significant housing investment in Singapore's Punggol planning area, offering three-bedroom units at competitive price points starting from S$618,000. This established public housing development has become increasingly attractive to upgraders, first-time buyers, and investors seeking reliable residential assets in a well-developed corridor. The project's strategic location within the Edgefield Plains precinct positions it at the intersection of mature estate infrastructure and emerging transportation convenience, making it a compelling choice for those evaluating their next property move.

The development sits in a neighbourhood that has matured considerably over the past two decades. Punggol has evolved from a primarily industrial area into a vibrant residential and commercial hub, with continuous investment in amenities and transport connectivity. 105B Edgefield Plains benefits from this transformation, offering residents proximity to supermarkets, hawker centres, schools, and healthcare facilities that define modern family living in Singapore. The neighbourhood character appeals particularly to growing families and professionals who value convenience without sacrificing spaciousness.

Exceptional Proximity to Cove LRT Station

One of the standout features of 105B Edgefield Plains is its positioning just four minutes' walk—approximately 320 metres—from Cove LRT Station on the Punggol LRT Line. This exceptional proximity to rapid transit fundamentally enhances the development's appeal and investment credentials. The Punggol LRT Line connects seamlessly to the broader MRT network, enabling residents to reach the city centre, employment hubs, and recreational destinations with minimal friction. Commuters from this development can access Punggol MRT Station and beyond, creating a multi-modal transport ecosystem that supports diverse lifestyle and work patterns.

The presence of Cove LRT Station has already begun reshaping the area's desirability and economic activity. Properties within walking distance of new or significantly upgraded transit infrastructure typically experience sustained capital appreciation, as accessibility drives demand from a broader buyer pool. For 105B Edgefield Plains residents, the four-minute walk to Cove LRT represents genuine convenience rather than a theoretical advantage—it positions the development within the prime accessibility zone that commands market premiums in Singapore's property landscape.

Unit Configuration and Space Standards

The three-bedroom units at 105B Edgefield Plains encompass approximately 1,184 square feet of internal area, complemented by two full bathrooms. This configuration delivers genuine breathing room for families, enabling separate living zones and private spaces that define comfortable home living. The floor plate sizes suggest thoughtful design that maximises usable area while maintaining efficient layouts. For upgraders from two-bedroom flats, the additional bedroom space provides flexibility for home offices, guest accommodation, or dedicated hobby areas—a tangible improvement that justifies the investment.

The presence of two bathrooms in a three-bedroom unit represents a modern standard that appeals to multigenerational households and families with diverse scheduling needs. This feature enhances the unit's utility and rental appeal, particularly for investor buyers targeting the professional rental market. The approximately 1,184-square-foot footprint offers genuine value density, delivering substantial living space at price points that remain accessible to middle-income and upper-middle-income purchasers.

Pricing and Market Position

Units at 105B Edgefield Plains are currently available from S$618,000, positioning the development as competitively priced within the Punggol precinct. This price entry point reflects a balance between location desirability, unit configuration, and the development's established market presence. Buyers evaluating options across multiple developments will find that 105B Edgefield Plains offers genuine value, particularly when accounting for the four-minute LRT proximity and the maturity of surrounding estate infrastructure. Price variations across different unit stacks, floor levels, and orientations provide flexibility for buyers with specific preferences and budgetary constraints.

The pricing framework supports multiple buyer profiles. First-time buyers upgrading from rental or one-bedroom properties will discover that the three-bedroom configuration and modern amenities justify the investment relative to alternative locations. Upgraders from ageing two-bedroom flats will value the additional space and improved bathroom facilities. Investors evaluating cap rates and rental yield potential will find that the proximity to Cove LRT Station supports sustained tenant demand, particularly among professionals working in the city centre or other MRT-connected employment centres.

Investment Credentials and Resale Potential

The location of 105B Edgefield Plains at the intersection of established amenities and new transport connectivity creates a favourable backdrop for medium to long-term capital appreciation. Punggol has consistently demonstrated resilience in property valuations, supported by continuous estate renewal, new schools and healthcare facilities, and strategic transport upgrades. The Punggol LRT Line represents exactly the type of transformative infrastructure that historically drives upward revaluation in surrounding residential properties. Investors purchasing units within this development can reasonably expect the Cove LRT Station proximity to become an increasingly valued attribute as usage patterns settle and transport integration deepens.

Resale marketability for 105B Edgefield Plains units remains robust, underpinned by consistent demand from upgraders and families seeking reliable public housing assets. The three-bedroom configuration has proven durable across market cycles, with strong buyer appetite across economic conditions. The proximity to schools, healthcare, and emerging commercial nodes in Punggol ensures that the development maintains appeal to primary residents, a fundamental driver of stable resale values. Investors can confidently position these units as core holdings within a diversified residential portfolio.

Estate Amenities and Community Infrastructure

The Edgefield Plains precinct has developed a comprehensive amenity ecosystem supporting daily family life. Residents enjoy access to supermarkets, food and beverage options including traditional hawker centres, and leisure facilities that characterise mature Punggol estates. Schools in the vicinity serve residents across primary and secondary education levels, with particular strength in proximity to well-regarded institutions. Healthcare facilities, including community polyclinics and private medical practices, remain conveniently accessible. This infrastructure maturity means that residents can meet daily needs efficiently, supporting the quality-of-life proposition that defines the development's appeal.

The neighbourhood continues to evolve as Punggol undergoes phased enhancement and new development. Upcoming commercial nodes and public spaces will further enrich the residential experience for 105B Edgefield Plains residents. This trajectory of improvement enhances both current liveability and medium-term capital appreciation prospects, as estate maturation typically correlates with rising property valuations.

Market Outlook and Entry Timing

For prospective buyers evaluating entry timing, 105B Edgefield Plains presents compelling value in the current market environment. Three-bedroom HDB units in mature estates with excellent transport connectivity represent one of Singapore's most enduring residential asset classes. The proximity to Cove LRT Station, combined with established neighbourhood infrastructure and current pricing, creates a window of opportunity for buyers seeking reliable appreciation potential without excessive price premium. Interest rates and financing availability remain constructive for residential property purchases, supporting the decision calculus for upgraders and investors alike.

The development appeals particularly to buyers seeking to lock in accessibility benefits at present valuations, before the Cove LRT Station becomes fully embedded in market pricing. History demonstrates that properties within four-minute walking distance of new or significantly enhanced MRT/LRT stations experience material appreciation in the years following opening, as usage patterns normalise and the transport connectivity becomes a known factor in buyer decision-making. Entering the market now, rather than waiting for further appreciation, represents a sound investment thesis for many buyer profiles.

Frequently Asked Questions

What rental yield can an investor expect when purchasing a three-bedroom unit at 105B Edgefield Plains?

Three-bedroom HDB units in mature estates with excellent LRT proximity typically generate gross rental yields ranging from 3% to 4.5%, depending on specific unit configuration, floor level, and orientation. Units at 105B Edgefield Plains benefit from strong tenant demand driven by the four-minute walk to Cove LRT Station and proximity to Punggol's growing commercial precincts. Professional tenants, including expatriates, young families, and executives, actively seek properties in this location due to transport convenience and established neighbourhood amenities. The rental market in Punggol has proven resilient across economic cycles, suggesting reasonable confidence in tenant availability and rental rate maintenance over medium-term holding periods.

How does the per-square-foot pricing at 105B Edgefield Plains compare to recent HDB transactions in Punggol?

Three-bedroom HDB units across Punggol currently transact at price points ranging from approximately S$500 to S$750 per square foot, depending on age, condition, LRT proximity, and stack position. At the listed entry price of S$618,000 for approximately 1,184 square feet, 105B Edgefield Plains sits at roughly S$522 per square foot, positioning it competitively within the Punggol bracket. Recent transactions for units in mature estates with direct LRT access have achieved prices in the S$520–S$560 per square foot range, indicating that this development offers solid value alignment with current market pricing. The Cove LRT Station proximity supports prices at the higher end of this spectrum, reflecting the transport premium that discerning buyers actively pay in the current market.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at the rate of 20%, applied to the purchase price. For a three-bedroom unit at 105B Edgefield Plains with an entry price of S$618,000, the ABSD payable would be S$123,600, significantly increasing total acquisition costs. This 20% duty must be factored into the overall investment analysis and financing requirements, particularly for investors evaluating cap rates and cash-on-cash returns. Buyers should engage financial advisors to model the full acquisition cost including ABSD, legal fees, and survey charges when assessing whether the property's yield profile justifies the investment alongside existing residential holdings.

What lease decay risk should buyers consider for HDB units at 105B Edgefield Plains, and how does it affect resale value?

HDB units are issued with 99-year leasehold tenures, and while 105B Edgefield Plains units currently sit well within their lease lifespan, buyers should understand the principle of lease decay. As lease remaining tenure drops below 60 years, resale valuations typically experience downward pressure, as financing becomes more challenging and the asset's economic life compresses. For a modern estate like 105B Edgefield Plains, this concern is not immediate, but buyers holding for 30+ years should be aware of the potential value compression in later decades. The government's lease renewal schemes and estate rejuvenation programmes provide some mitigation, but lease decay remains a structural consideration for very long-term ownership planning. Investors treating these units as medium-term holdings (10–20 years) face minimal lease decay impact on exit valuations.

How does the Cove LRT Station proximity affect demand and long-term capital appreciation for properties at 105B Edgefield Plains?

Properties within four-minute walking distance of new or significantly upgraded LRT stations have historically experienced sustained capital appreciation, as transport connectivity becomes increasingly valued by a broader buyer pool. The Cove LRT Station opening has fundamentally altered the accessibility calculus for 105B Edgefield Plains, positioning it within the prime convenience zone rather than a fringe estate location. Commute times to major employment hubs—the CBD, medical precincts, educational institutions—are materially compressed, justifying price premiums and attracting upgraders and professionals who previously considered properties in closer districts. The LRT proximity simultaneously supports tenant demand and rental rate stability, creating virtuous cycle effects that underpin medium to long-term appreciation. Market evidence from similar MRT/LRT openings in Singapore suggests that pricing gains crystallise over 5–10 years as usage patterns normalise and transport convenience becomes embedded in buyer expectations.

Which buyer profiles are best suited to purchasing at 105B Edgefield Plains, and why?

Three distinct buyer profiles benefit materially from purchasing at this development. First-time buyers upgrading from rental accommodation or one-bedroom units will value the spacious three-bedroom configuration, two bathrooms, and established neighbourhood amenities that support modern family living without requiring entry into private housing markets. Upgraders with ageing two-bedroom HDB units will see genuine lifestyle improvement and value in the additional space, particularly if they have growing families or multigenerational household compositions. Investors seeking rental-income assets with low management complexity and reliable tenant demand will appreciate the Cove LRT Station proximity, professional tenant pool, and established property market in Punggol. High-net-worth individuals may view 105B Edgefield Plains as a strategic secondary asset for portfolio diversification, particularly if they maintain primary private residential holdings. The development's accessibility and established market position appeal across income bands and investment timehorizons.

What are the Total Debt Service Ratio (TDSR) and financing headroom implications for buyers at typical price points?

A three-bedroom unit at 105B Edgefield Plains priced at S$618,000 would typically require a 25% down payment (S$154,500) and mortgage financing of S$463,500, amortised over 25–30 years at current interest rates of approximately 3.5–4%. Monthly mortgage repayments would range from S$2,100 to S$2,400, depending on tenure and rate structure. The TDSR framework limits total monthly debt servicing to 60% of gross household income, meaning buyers need gross monthly income of S$3,500–S$4,000 to comfortably accommodate the mortgage within regulatory limits, accounting for other debt obligations. Buyers with household incomes above S$8,000 monthly will experience substantial headroom within TDSR limits, supporting confident financing approval and flexibility for co-borrowing arrangements. First-time buyers must verify CPF adequacy for down payment contributions, as HDB financing allows drawdown of Ordinary Account savings alongside bank mortgage financing.

How does 105B Edgefield Plains compare to nearby competing HDB developments in terms of location, pricing, and resale appeal?

105B Edgefield Plains occupies a privileged position within Punggol relative to competing HDB estates, primarily due to the Cove LRT Station proximity. Nearby developments such as Edgefield View or Punggol View offer comparable three-bedroom configurations but typically lack the same degree of transport accessibility without travelling 8–12 minutes on foot to the nearest LRT interchange. Pricing across competing Punggol developments remains relatively aligned, with variations reflecting stack age, floor level, and unit-specific factors rather than development-wide differentiation. Resale appeal for 105B Edgefield Plains remains consistently strong relative to other Punggol estates, supported by the LRT advantage and the development's established market profile. Buyers comparing across options within Punggol should heavily weight transport proximity in their evaluation, as LRT access historically commands material price premiums and supports more rapid capital appreciation than car-dependent locations.

Are certain unit stacks or floor levels at 105B Edgefield Plains likely to offer better value or resale potential?

Within the development, ground-floor and very low-level units (floors 1–3) typically carry marginal price discounts relative to mid-range floors, offering opportunities for value-conscious buyers willing to accept reduced views and natural light. Conversely, upper-floor units (floors 15+, depending on development height) command modest premiums due to superior views, reduced noise exposure, and perceived status, though these premiums rarely exceed 3–5% for HDB properties. Mid-stack units (floors 7–12) represent optimal value positioning, offering reasonable light and outlook whilst avoiding the premium pricing of very high floors. Corner units consistently outperform linear units in resale terms due to superior cross-ventilation and light, though price premiums typically range from 2–4%. Buyers balancing investment yield against capital appreciation should weight mid-stack linear units as offering the best risk-adjusted returns, whilst those prioritising eventual resale marketability should consider the modest premium for corner or upper-floor positions.

What is the future supply pipeline in Punggol, and could new HDB launches affect 105B Edgefield Plains' resale value trajectory?

Punggol remains an active planning area for ongoing HDB development, with the Housing and Development Board's multi-year building pipeline incorporating additional units across multiple precincts. The planned Punggol North and Punggol Coast developments will introduce competing supply in future years, though these locations will also feature varying degrees of transport accessibility. The Cove LRT Station opening fundamentally anchors 105B Edgefield Plains' positioning relative to future supply, as most new developments will offer comparable connectivity rather than superior proximity to rapid transit. Historical evidence suggests that HDB supply increases do not materially depress existing developments' valuations when transport accessibility differentials exist; instead, new supply attracts price-sensitive upgraders whilst established well-located properties experience steady appreciation. Buyers at 105B Edgefield Plains should expect sustained demand over the medium term (10–15 years), with the development's accessibility maintaining appeal even as new competing stock enters the market. The scarcity of four-minute LRT proximity within Punggol means that 105B Edgefield Plains will retain a competitive moat relative to less conveniently located future supply.

Hdb Flat At Edgefield Plains — From S$618K