Bartley Villas
7 filed transactions · District 19 · OCR
S$2,998k 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 $2,998,000Loan, 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 month7 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 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.
Every band in District 19, 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$1,519 | 1,912 |
| 06-10 | S$1,566 | 1,301 |
| 11-15 | S$1,575 | 1,203 |
| 16-20 | S$1,691 | 520 |
| 21-25 | S$2,586 | 52 |
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.
- Maris Stella High School405m
- Paya Lebar Methodist Girls' School (Primary)937m
4 more between 1km and 2km
- Cedar Primary School1.1km
- Yangzheng Primary School1.1km
- St. Gabriel'S Primary School1.8km
- Zhonghua Primary School1.9km
- Bartley211m
- Serangoon653m
- Woodleigh945m
- Hawker centreWoodleigh Village Hawker Centre869m
- ParkHow Sun Linear Park102m
- Other schoolsSt. Gabriel'S Secondary School249m
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 101 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Casa Rosa | 162m | 2026-08 | 01-05 | 103 sqm | $1,326 |
| The Gazania | 177m | 2026-08 | 01-05 | 89 sqm | $2,526 |
| The Gazania | 177m | 2026-08 | 01-05 | 120 sqm | $2,477 |
| Gambir Ridge | 274m | 2026-08 | 01-05 | 70 sqm | $1,672 |
| Landed · Lorong How Sun | 290m | 2026-08 | — | 213 sqm | $2,337 |
| Lushan Garden | 196m | 2026-07 | — | 503 sqm | $2,641 |
| Rindu Terrace | 63m | 2026-06 | — | 206 sqm | $1,503 |
| Landed · Jalan Kesoma | 138m | 2026-06 | — | 217 sqm | $1,849 |
| The Gazania | 177m | 2026-06 | 01-05 | 79 sqm | $2,514 |
| Gambir Ridge | 274m | 2026-04 | 01-05 | 85 sqm | $1,716 |
| Gambir Ridge | 274m | 2026-04 | 01-05 | 55 sqm | $1,613 |
| Landed · Jalan Rindu | 115m | 2026-03 | — | 231 sqm | $2,011 |
| The Gazania | 177m | 2026-03 | 01-05 | 43 sqm | $1,858 |
| The Gazania | 177m | 2026-03 | 01-05 | 173 sqm | $2,255 |
| Landed · Jalan Rindu | 115m | 2026-02 | — | 307 sqm | $967 |
| Landed · Jalan Rindu | 115m | 2026-02 | — | 192 sqm | $1,676 |
The 16 most recent are listed, out of 101 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 |
|---|---|---|---|---|
| 2026-07-30 | 238m | 292° WNW | 3 storeys | Proposed reconstruction of existing 2-storey semi-detached dwelling house to 3-storey envelope control semi-detached h… |
| 2025-04-28 | 298m | 283° WNW | 3 storeys | Proposed erection of a 3-storey envelope control detached dwelling house with a mezzanine, an attic and a swimming poo… |
| 2024-06-06 | 319m | 287° WNW | 3 storeys | Proposed erection of 1 unit of 3-storey envelope control intermediate terrace dwelling with attic and 1 unit of 3-stor… |
| 2025-01-09 | 400m | 286° WNW | 3 storeys | Proposed new erection of a pair of 3-storey semi-detached envelope control dwelling house with an attic on lot 02191m … |
| 2025-07-02 | 400m | 286° WNW | — | Subdivision of lot mk24-02191m into 2 plots |
The land under Bartley Villas
HDB put this parcel out to tender and names Bartley Villas as what was built on it. Everything below is from that tender: the dates, the winning price, and the 10 bids that came in.
- Tender launched28 Aug 1992
- Tender closed23 Oct 199210 bids received
- Awarded2 Feb 1993Park Court Pte Ltd/Allgreen Properties Ltd/Hoe Seng Co Pte Ltd JV
- Winning tenderS$15,100,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
- Parcel
- Serangoon S3a Serangoon Ave 1
- Site area
- 16,417 sq m
- Lease
- 99 yrs
- Plot ratio
- 0.8
- Gross floor area
- Not published
- Sold as
- Condominium
Every bid — all 10, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Park Court Pte Ltd/Allgreen Properties Ltd/Hoe Seng Co Pte Ltd JV | S$15,100,000 | — |
| 2 | Sing-Indo Enterprises Pte Ltd | S$14,167,871 | S$932,129 · 6.2% |
| 3 | Tong Eng Brothers Pte Ltd | S$12,608,000 | S$2,492,000 · 16.5% |
| 4 | First Capital Corporation Ltd | S$12,400,000 | S$2,700,000 · 17.9% |
| 5 | Union Investment Holding Private Ltd | S$11,888,000 | S$3,212,000 · 21.3% |
| 6 | DBS Realty (Pte) Ltd | S$11,680,000 | S$3,420,000 · 22.6% |
| 7 | Sim Lian Construction Co Pte Ltd | S$10,288,206 | S$4,811,794 · 31.9% |
| 8 | Lido Development (Pte) Ltd | S$8,460,000 | S$6,640,000 · 44.0% |
| 9 | Duit Property Development Pte Ltd | S$5,300,720 | S$9,799,280 · 64.9% |
| 10 | Golden Development Pte Ltd | S$3,967,216 | S$11,132,784 · 73.7% |
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 “Bartley Villas”. 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.