Amaryllis Ville

62 filed transactions · District 11 · CCR

Median, per square foot

1,972 psf

Observed range

$1,523 — $2,263 psf
S$2,032k median price

99 yrs lease commencing from 1997 · 62 filed transactions

▲ 5.6% vs 12 months ago

S$2,032k

Median price

Filed transactions

38%

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 $2,032,000Loan, 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 month24 months with a sale

Sep '23 · S$2,425kMay '26 · S$2,730k

The transactions behind those figures20 of 62

Nothing modelled — these are the filed sales.

115 sqm · floor 21-25Condominium · Resale · 2026-05

S$2,730,000$2205 psf

89 sqm · floor 11-15Condominium · Resale · 2026-04

S$2,034,000$2123 psf

89 sqm · floor 21-25Condominium · Resale · 2026-03

S$1,980,000$2067 psf

96 sqm · floor 01-05Condominium · Resale · 2026-02

S$2,030,000$1965 psf

91 sqm · floor 16-20Condominium · Resale · 2025-12

S$2,080,000$2124 psf

89 sqm · floor 11-15Condominium · Resale · 2025-12

S$1,880,000$1962 psf

117 sqm · floor 21-25Condominium · Resale · 2025-10

S$2,700,000$2144 psf

89 sqm · floor 01-05Condominium · Resale · 2025-09

S$1,890,000$1973 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+4.5%

Floors 16+ against floors 1–5, Amaryllis Ville only. Median S$1,985 psf up top from 30 sales, S$1,899 psf low down from 7.

District 11, typical project+4.5%

Middle of 8 projects in District 11 that clear the bar — half fall between +2.2% and +24.4%. None came out negative in this set.

Every band in District 11, 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$2,201	633
06-10	S$1,999	157
11-15	S$1,962	111
16-20	S$2,032	102
21-25	S$2,024	98
26-30	S$2,086	81
31-35	S$2,040	32
36-40	S$2,161	10

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

Newton

433m

Primary schools within 1km

nearest 522m

Primary schools · straight-line distance

St. Joseph'S Institution Junior522m
Anglo-Chinese School (Junior)614m
Anglo-Chinese School (Primary)811m

5 more between 1km and 2km

Farrer Park Primary School1.0km
St. Margaret'S School (Primary)1.3km
Singapore Chinese Girls' Primary School1.7km
Hong Wen School1.9km
CHIJ Primary (Toa Payoh)2.0km

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

Newton433m
Novena589m
Little India1.1km

Also nearby

Hawker centreNewton Food Centre415m
ParkCambridge Park557m
Other schoolsAnglo-Chinese School (Barker Road)873m

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 Amaryllis VilleStraight-line, not walking — what sits between two points is in no dataset here.

33projects within 300m

$1,984–$2,504the middle half, per sq ft

$2,235median of those sales

From 434 filed sales — the 20 most recent at each project, which is all this index keeps. 14 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Newton Imperial	85m	2026-08	16-20	159 sqm	$2,103
Miro	105m	2026-08	21-25	116 sqm	$1,762
Newton 18	105m	2026-08	21-25	57 sqm	$2,151
10 Evelyn	220m	2026-08	01-05	54 sqm	$2,269
Kopar at Newton	262m	2026-08	21-25	64 sqm	$2,511
Kopar at Newton	262m	2026-08	06-10	64 sqm	$2,504
Lincoln Suites	273m	2026-08	26-30	45 sqm	$2,168
Rochelle at Newton	82m	2026-07	06-10	94 sqm	$2,001
Iridium	86m	2026-07	06-10	100 sqm	$1,979
Miro	105m	2026-07	01-05	158 sqm	$1,805
26 Newton	108m	2026-07	06-10	44 sqm	$2,004
10 Evelyn	220m	2026-07	01-05	71 sqm	$1,701
Miro	105m	2026-06	01-05	160 sqm	$1,684
Newton 18	105m	2026-06	06-10	86 sqm	$2,185
Rochelle at Newton	82m	2026-05	06-10	94 sqm	$1,994
Rochelle at Newton	82m	2026-05	06-10	126 sqm	$2,006
Newton 18	105m	2026-05	21-25	86 sqm	$2,293

The 17 most recent are listed, out of 434 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-12-26	328m	268° W	30 storeys	Subdivision of land into 2 plots and strata subdivision of an existing residential flats development comprising of 1 b…

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$2,032,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,032,000

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$47,098

Cash in handS$1,602,486

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.