Aquarius By the Park

128 filed transactions · District 16 · OCR

Median, per square foot

1,212 psf

Observed range

$806 — $1,424 psf
S$1,350k median price

99 yrs lease commencing from 1996 · 128 filed transactions

▲ 1.0% vs 12 months ago

S$1,350k

Median price

128

Filed transactions

51%

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 $1,350,000Loan, 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

Jul '24 · S$1,560kAug '26 · S$1,415k

The transactions behind those figures20 of 128

Nothing modelled — these are the filed sales.

83 sqm · floor 16-20Condominium · Resale · 2026-08

S$1,180,000$1321 psf

123 sqm · floor 11-15Condominium · Resale · 2026-08

S$1,855,000$1401 psf

83 sqm · floor 01-05Condominium · Resale · 2026-08

S$1,149,700$1287 psf

114 sqm · floor 01-05Condominium · Resale · 2026-08

S$1,650,000$1345 psf

114 sqm · floor 11-15Condominium · Resale · 2026-07

S$1,700,000$1385 psf

102 sqm · floor 01-05Condominium · Resale · 2026-07

S$1,300,000$1184 psf

83 sqm · floor 16-20Condominium · Resale · 2026-05

S$1,200,000$1343 psf

83 sqm · floor 06-10Condominium · Resale · 2026-04

S$1,160,000$1298 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+2.5%

Floors 16+ against floors 1–5, Aquarius By the Park only. Median S$1,200 psf up top from 18 sales, S$1,171 psf low down from 32.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, 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$1,356	1,287
06-10	S$1,467	754
11-15	S$1,441	554
16-20	S$1,337	114
21-25	S$1,424	87
26-30	S$1,470	68

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

Bedok Reservoir

265m

Primary schools within 1km

nearest 545m

Primary schools · straight-line distance

Red Swastika School545m
Yu Neng Primary School583m
St. Anthony'S Canossian Primary School751m

7 more between 1km and 2km

Fengshan Primary School1.0km
Junyuan Primary School1.2km
St. Hilda'S Primary School1.3km
Damai Primary School1.6km
Tampines Primary School1.6km
Bedok Green Primary School1.6km
Changkat Primary School1.9km

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

Bedok Reservoir265m
Tampines West871m
Bedok1.7km

Also nearby

Hawker centreBedok North Street 3 Blk 511 (Kaki Bukit 511 Market and Food Centre)754m
ParkBedok Reservoir PK1.3km
Other schoolsBedok Green Secondary School393m

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 Aquarius By the ParkStraight-line, not walking — what sits between two points is in no dataset here.

1project within 300m

$1,299–$1,409the middle half, per sq ft — all from one project

$1,342median of those sales

From 20 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
The Clearwater	155m	2026-07	11-15	129 sqm	$1,476
The Clearwater	155m	2026-05	11-15	114 sqm	$1,516
The Clearwater	155m	2026-05	01-05	135 sqm	$1,342
The Clearwater	155m	2026-02	06-10	114 sqm	$1,418
The Clearwater	155m	2026-01	06-10	126 sqm	$1,401
The Clearwater	155m	2025-11	16-20	227 sqm	$1,187
The Clearwater	155m	2025-11	11-15	127 sqm	$1,426
The Clearwater	155m	2025-11	06-10	126 sqm	$1,386
The Clearwater	155m	2025-10	06-10	124 sqm	$1,401
The Clearwater	155m	2025-09	06-10	128 sqm	$1,354
The Clearwater	155m	2025-07	01-05	88 sqm	$1,299
The Clearwater	155m	2025-06	06-10	124 sqm	$1,409

The 12 most recent are listed, out of 20 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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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$1,350,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,350,000

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$32,230

Cash in handS$935,354

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.