3BHC

3 filed transactions · District 20 · RCR

Median, per square foot

855 psf

Observed range

$731 — $866 psf
S$4,180k median price

Freehold · 3 filed transactions

S$4,180k

Median price

Filed transactions

16%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $4,180,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month3 months with a sale

Apr '22 · S$3,550kJan '25 · S$5,450k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

585 sqmStrata Detached · Resale · 2025-01

S$5,450,000$866 psf

454 sqmStrata Semi-detached · Resale · 2024-09

S$4,180,000$855 psf

451 sqmStrata Semi-detached · Resale · 2022-04

S$3,550,000$731 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 20, typical project+7.2%

Middle of 13 projects in District 20 that clear the bar — half fall between +3.9% and +11.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 20, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,613	380
06-10	S$1,765	393
11-15	S$1,823	324
16-20	S$1,843	290
21-25	S$1,982	119
26-30	S$1,892	86
31-35	S$1,991	53
36-40	S$1,899	12

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Upper Thomson

128m

Primary schools within 1km

nearest 446m

Primary schools · straight-line distance

Ai Tong School446m

4 more between 1km and 2km

Catholic High School1.4km
Ang Mo Kio Primary School1.6km
CHIJ St. Nicholas Girls' School1.9km
Marymount Convent School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Upper Thomson128m
Bright Hill623m
Marymount1.1km

Also nearby

Hawker centreShunfu Road Blk 320 (Shunfu Mart)702m
ParkJalan Sembilang Park160m
Other schoolsWhitley Secondary School1.1km

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from 3BHCStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,945–$2,323the middle half, per sq ft

$2,165median of those sales

From 34 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Thomson Three	165m	2026-08	01-05	46 sqm	$1,686
Thomson Three	165m	2026-07	11-15	68 sqm	$2,159
Thomson Three	165m	2026-07	11-15	46 sqm	$1,858
Thomson Three	165m	2026-07	16-20	68 sqm	$2,170
Thomson Three	165m	2026-06	01-05	117 sqm	$1,922
Thomson Three	165m	2026-06	01-05	97 sqm	$2,192
Thomson Three	165m	2026-06	01-05	106 sqm	$2,362
Thomson Three	165m	2026-06	06-10	106 sqm	$2,279
Thomson Three	165m	2026-05	01-05	138 sqm	$1,952
Thomson Three	165m	2026-04	11-15	68 sqm	$2,165
Thomson Three	165m	2026-04	01-05	68 sqm	$2,049
Thomson Three	165m	2026-04	01-05	98 sqm	$2,206

The 12 most recent are listed, out of 34 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

6 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2026-08-27	302m	253° WSW	2 storeys	Proposed new erection of a 2-storey envelope control corner terrace dwelling house with an attic, mezzanine on lot 994…
2026-03-19	379m	257° WSW	2 storeys	Proposed new erection of a pair of semi-detached house comprising of a 2-storey envelope control semi-detached house w…
2025-04-01	393m	260° W	2 storeys	Proposed new erection of a pair of 2 storey envelope control semi-detached dwelling house with mezzanine, attic and a …
2026-02-23	393m	260° W	2 storeys	Proposed amendment to approved new erection of a pair of 2 storey envelope control semi-detached dwelling house with m…
2026-06-11	393m	260° W	—	Proposed subdivision of land lot 99453t mk 15 at no.15 gardenia road into 02 plots
2025-04-03	399m	253° WSW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with an attic on lot 99465v mk15 at 11 ca…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$4,180,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,180,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$93,924

Cash in handS$3,703,660

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.