Banyan Villas
7 filed transactions · District 26 · OCR
S$3,750k 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 $3,750,000Loan, 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 month5 months with a sale
The transactions behind those figures7 of 7
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 6 projects in District 26 that clear the bar — half fall between +6.4% and +8.6%. None came out negative in this set.
Every band in District 26, 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$2,114 | 901 |
| 06-10 | S$2,136 | 854 |
| 11-15 | S$2,179 | 755 |
| 16-20 | S$2,225 | 563 |
| 21-25 | S$2,273 | 436 |
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.
- Anderson Primary School530m
2 more between 1km and 2km
- Mayflower Primary School1.4km
- CHIJ St. Nicholas Girls' School1.7km
- Lentor434m
- Yio Chu Kang955m
- Mayflower1.6km
- Hawker centreAng Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market)838m
- ParkTeacher'S Estate Park765m
- Other schoolsPresbyterian High School847m
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 20 filed sales — the 20 most recent at each project, which is all this index keeps.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Fudu Park | 194m | 2026-07 | — | 170 sqm | $2,479 |
| President Gardens | 290m | 2026-07 | — | 211 sqm | $2,005 |
| Fudu Park | 194m | 2026-04 | — | 300 sqm | $1,912 |
| President Gardens | 290m | 2025-08 | — | 212 sqm | $2,043 |
| Fudu Park | 194m | 2025-07 | — | 262 sqm | $1,616 |
| Fudu Park | 194m | 2025-03 | — | 350 sqm | $1,658 |
| President Gardens | 290m | 2024-07 | — | 217 sqm | $1,496 |
| President Gardens | 290m | 2024-06 | — | 211 sqm | $1,822 |
| President Gardens | 290m | 2024-05 | — | 210 sqm | $1,973 |
| President Gardens | 290m | 2023-10 | — | 185 sqm | $1,900 |
| Fudu Park | 194m | 2023-06 | — | 191 sqm | $1,832 |
| Fudu Park | 194m | 2023-04 | — | 350 sqm | $1,433 |
| Fudu Park | 194m | 2022-09 | — | 300 sqm | $1,454 |
| Fudu Park | 194m | 2022-07 | — | 285 sqm | $1,428 |
| Fudu Park | 194m | 2022-04 | — | 257 sqm | $1,427 |
| Fudu Park | 194m | 2022-02 | — | 172 sqm | $1,564 |
The 16 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.
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.
5 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2024-10-16 | 165m | 255° WSW | 3 storeys | Proposed amendment to approved reconstruction of the existing 2-storey intermediate terrace dwelling house to a 3-stor… |
| 2024-01-30 | 166m | 253° WSW | 3 storeys | Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with mezzanine and an attic |
| 2026-02-03 | 166m | 253° WSW | 3 storeys | Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with mezzanine and an attic |
| 2025-08-21 | 310m | 289° WNW | 2 storeys | Proposed reconstruction to the existing 2-storey semi-detached dwelling house with an attic on lot 02693a mk 20 at 11 … |
| 2026-04-17 | 395m | 270° W | 3 storeys | Proposed reconstruction of an existing 2-storey intermediate terrace dwelling house to a 3-storey envelope control int… |
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.