Astoria Park
55 filed transactions · District 14 · OCR
S$1,280k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,280,000Loan, 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
Median price by month24 months with a sale
The transactions behind those figures20 of 55
Nothing modelled — these are the filed sales.
What the floor is worth
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.
Middle of 4 projects in District 14 that clear the bar — half fall between +4.9% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 14, 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$1,548 | 1,434 |
| 06-10 | S$1,662 | 836 |
| 11-15 | S$2,179 | 331 |
| 16-20 | S$2,155 | 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.
- St. Stephen'S School648m
8 more between 1km and 2km
- Telok Kurau Primary School1.0km
- Opera Estate Primary School1.3km
- Maha Bodhi School1.4km
- Haig Girls' School1.5km
- CHIJ (Katong) Primary1.7km
- Damai Primary School1.8km
- Tao Nan School1.8km
- Ngee Ann Primary School1.9km
- Kembangan100m
- Eunos1.0km
- Kaki Bukit1.5km
- Hawker centreEunos Crescent Blk 4A903m
- ParkLorong Melayu Park408m
- Other schoolsManjusri Secondary School1.3km
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
From 88 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 |
|---|---|---|---|---|---|
| Kembangan Villas | 235m | 2026-07 | — | 215 sqm | $2,511 |
| Landed · Jalan Kembangan | 174m | 2026-05 | — | 242 sqm | $2,108 |
| Kembangan Suites | 188m | 2026-05 | 01-05 | 39 sqm | $1,787 |
| The Trumps | 238m | 2026-05 | 06-10 | 120 sqm | $1,703 |
| The Trumps | 238m | 2026-05 | 11-15 | 126 sqm | $1,890 |
| Kembangan Court | 240m | 2026-05 | 01-05 | 83 sqm | $1,399 |
| Kembangan Plaza | 162m | 2026-03 | 01-05 | 82 sqm | $1,563 |
| The Trumps | 238m | 2026-03 | 01-05 | 120 sqm | $1,614 |
| The Trumps | 238m | 2026-03 | 11-15 | 91 sqm | $1,868 |
| Landed · Lorong Melayu | 251m | 2026-03 | — | 256 sqm | $2,056 |
| Landed · Lorong Mydin | 126m | 2026-02 | — | 288 sqm | $1,841 |
| Landed · Lorong Mydin | 126m | 2025-11 | — | 219 sqm | $2,148 |
| Landed · Lorong Mydin | 126m | 2025-11 | — | 182 sqm | $2,397 |
| Landed · Jalan Kembangan | 174m | 2025-11 | — | 305 sqm | $2,312 |
| Kembangan Suites | 188m | 2025-09 | 01-05 | 40 sqm | $1,928 |
| D'Gallery | 198m | 2025-08 | 01-05 | 95 sqm | $1,638 |
| Kembangan Suites | 188m | 2025-03 | 01-05 | 48 sqm | $1,703 |
The 17 most recent are listed, out of 88 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.
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.
3 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2025-11-28 | 251m | 287° WNW | 3 storeys | Proposed new erection of a 3 storey semi-detached house with an attic on lot mukim 23 - 03037x and mukim 23 - 06360n a… |
| 2026-02-23 | 251m | 287° WNW | 3 storeys | Proposed new erection of a 3 storey semi-detached house with an attic and a basement on lot mukim 23 - 03037x and muki… |
| 2025-10-06 | 359m | 279° W | 3 storeys | Proposed erection of a 3-storey envelope control corner terrace house with an attic on lot 07638a mk 23 at 42 lorong m… |
The land under Astoria Park
HDB put this parcel out to tender and names Astoria Park as what was built on it. Everything below is from that tender: the dates, the winning price, and the 8 bids that came in.
- Tender launched28 Aug 1992
- Tender closed23 Oct 19928 bids received
- Awarded2 Feb 1993Golden Development Pte Ltd
- Winning tenderS$42,300,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
- Parcel
- Bedok S2 Lorong Mydin
- Site area
- 19,491 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.12
- Gross floor area
- Not published
- Sold as
- Condominium
Every bid — all 8, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Golden Development Pte Ltd | S$42,300,000 | — |
| 2 | GCM Pte Ltd | S$38,310,000 | S$3,990,000 · 9.4% |
| 3 | DBS Realty (Pte) Ltd | S$35,880,000 | S$6,420,000 · 15.2% |
| 4 | Sim Lian Construction Co Pte Ltd | S$35,450,881 | S$6,849,119 · 16.2% |
| 5 | Amash Development Pte Ltd/Hermitage Property Development Pte Ltd JV | S$35,280,000 | S$7,020,000 · 16.6% |
| 6 | Union Investment Holding Pte Ltd | S$33,888,000 | S$8,412,000 · 19.9% |
| 7 | Oaks Development Pte Ltd | S$27,200,000 | S$15,100,000 · 35.7% |
| 8 | Chelshire Investment Pte Ltd/Welwyn Investment Pte Ltd | S$24,100,000 | S$18,200,000 · 43.0% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 2 Feb 1993 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Astoria Park”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.