Astor Green

24 filed transactions · District 21 · RCR

Median, per square foot

1,375 psf

Observed range

$1,178 — $1,572 psf
S$1,570k median price

99 yrs lease commencing from 1991 · 24 filed transactions

▲ 8.2% vs 12 months ago

S$1,570k

Median price

Filed transactions

29%

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 $1,570,000Loan, 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 month17 months with a sale

Oct '21 · S$1,835kAug '26 · S$2,250k

The transactions behind those figures20 of 24

Nothing modelled — these are the filed sales.

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

S$2,250,000$1472 psf

99 sqm · floor 06-10Condominium · Resale · 2026-07

S$1,600,000$1501 psf

128 sqm · floor 16-20Condominium · Resale · 2026-03

S$2,080,000$1510 psf

142 sqm · floor 11-15Condominium · Resale · 2026-01

S$2,350,000$1537 psf

99 sqm · floor 01-05Condominium · Resale · 2025-06

S$1,410,000$1323 psf

99 sqm · floor 06-10Condominium · Resale · 2024-07

S$1,480,000$1389 psf

101 sqm · floor 11-15Condominium · Resale · 2024-02

S$1,510,000$1389 psf

101 sqm · floor 11-15Condominium · Resale · 2024-02

S$1,490,000$1371 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+3.5%

Floors 16+ against floors 1–5, Astor Green only. Median S$1,365 psf up top from 3 sales, S$1,318 psf low down from 7.

District 21, typical project+8.5%

Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 21, 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$1,940	1,526
06-10	S$2,097	997
11-15	S$2,457	382
16-20	S$2,582	276
21-25	S$2,642	185

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

Dover

718m

Primary schools within 1km

nearest 878m

Primary schools · straight-line distance

Henry Park Primary School878m

4 more between 1km and 2km

Pei Tong Primary School1.0km
Clementi Primary School1.5km
Nan Hua Primary School1.7km
Methodist Girls' School (Primary)1.8km

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

Dover718m
Clementi1.3km
Buona Vista1.9km

Also nearby

Hawker centreClementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre)740m
ParkHolland Green Linear Park406m
Other schoolsSchool of Science and Technology, Singapore612m

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

9projects within 300m

$1,554–$2,467the middle half, per sq ft

$1,972median of those sales

From 148 filed sales — the 20 most recent at each project, which is all this index keeps. 6 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Montview	159m	2026-08	06-10	114 sqm	$2,111
Pinetree Hill	227m	2026-08	01-05	50 sqm	$2,341
Pandan Valley	161m	2026-07	11-15	155 sqm	$1,666
Beaverton Court	201m	2026-07	06-10	300 sqm	$1,951
Pine Grove	245m	2026-07	06-10	123 sqm	$1,035
Nava Grove	258m	2026-07	21-25	73 sqm	$2,770
The Trizon	146m	2026-06	16-20	215 sqm	$2,109
Pandan Valley	161m	2026-06	01-05	122 sqm	$1,637
Pine Grove	245m	2026-06	01-05	179 sqm	$1,080
Pine Grove	245m	2026-06	01-05	158 sqm	$988
Pine Grove	245m	2026-06	11-15	123 sqm	$997
Nava Grove	258m	2026-06	21-25	136 sqm	$2,686
The Trizon	146m	2026-05	01-05	205 sqm	$2,098
Pandan Valley	161m	2026-05	01-05	188 sqm	$1,532
Pandan Valley	161m	2026-05	06-10	238 sqm	$1,425
Cavendish Park	187m	2026-05	01-05	114 sqm	$1,565
The Trizon	146m	2026-04	06-10	196 sqm	$2,038
The Trizon	146m	2026-04	01-05	164 sqm	$2,149
Pandan Valley	161m	2026-04	16-20	568 sqm	$851
Pandan Valley	161m	2026-04	06-10	194 sqm	$1,676

The 20 most recent are listed, out of 148 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
2024-07-11	266m	279° W	24 storeys	Proposed condominium housing development comprising 3 blocks of 24-storey residential building (total 552 units) with …
2024-12-23	266m	279° W	24 storeys	Proposed regularisation of gross floor area and amendment to the approved condominium housing development comprising 3…
2025-02-21	266m	279° W	24 storeys	Proposed condominium housing development comprising 3 blocks of 24-storey residential building (total 520 units) with …
2025-05-09	266m	279° W	24 storeys	Proposed amendment to the approved condominium housing development comprising 3 blocks of 24-storey residential buildi…
2025-12-04	266m	279° W	24 storeys	Proposed amendment to approved condominium housing development comprising 3 blocks of 24-storey residential builidng (…
2026-01-19	266m	279° W	24 storeys	Regularisation of gfa to proposed condominium housing development comprising 3 blocks of 24-storey residential buildin…

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$1,570,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,570,000

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$37,026

Cash in handS$1,150,558

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.