Beau Vista

1 filed transactions · District 14 · OCR

Median, per square foot

1,048 psf

The one filed sale

$1,048 psf
S$2,900k, once

Freehold · 1 filed transaction

S$2,900k

Filed price

Filed transaction

—

No range from one sale

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 $2,900,000Loan, 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

The transactions behind those figures1 of 1

Nothing modelled — these are the filed sales.

257 sqmStrata Terrace · Resale · 2025-01

S$2,900,000$1048 psf

One filed sale is not a range. Everything above rests on a single transaction, so there is no cheapest and dearest to report and no spread to read. It is what was filed here, once, over the period shown — not a level this address trades at. The nearby sales below are the wider evidence.

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—

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.

District 14, typical project+9%

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.

Nearest station

Kembangan

469m

Primary schools within 1km

nearest 661m

Primary schools · straight-line distance

Telok Kurau Primary School661m
St. Stephen'S School890m

4 more between 1km and 2km

Maha Bodhi School1.3km
Opera Estate Primary School1.4km
Damai Primary School1.5km
Haig Girls' School1.8km

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

Kembangan469m
Kaki Bukit1.1km
Bedok North1.2km

Also nearby

Hawker centreBedok Reservoir Road Blk 630840m
ParkLengkong Enam Park318m
Other schoolsManjusri Secondary School1.2km

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

6projects within 300m

$1,201–$1,736the middle half, per sq ft

$1,298median of those sales

From 26 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Grosvenor View	275m	2026-08	01-05	82 sqm	$1,501
Kembangan Villas	200m	2026-07	—	215 sqm	$2,511
Grosvenor View	275m	2026-03	11-15	122 sqm	$1,736
Grosvenor View	275m	2025-12	06-10	82 sqm	$1,486
Landed · Lengkong Tiga	169m	2025-11	—	250 sqm	$1,556
Landed · Lengkong Lima	242m	2025-09	—	327 sqm	$1,621
Landed · Lengkong Satu	167m	2025-08	—	400 sqm	$1,298
Landed · Lengkong Dua	82m	2025-07	—	250 sqm	$2,247
Landed · Lengkong Tiga	169m	2025-01	—	417 sqm	$1,652
Landed · Lengkong Dua	82m	2024-11	—	403 sqm	$1,239
Landed · Lengkong Tiga	169m	2023-07	—	217 sqm	$1,793
Landed · Lengkong Satu	167m	2023-04	—	306 sqm	$2,125
Landed · Lengkong Dua	82m	2023-02	—	408 sqm	$1,025
Landed · Lengkong Dua	82m	2022-12	—	578 sqm	$983
Landed · Lengkong Dua	82m	2022-07	—	197 sqm	$2,025
Landed · Lengkong Dua	82m	2022-06	—	413 sqm	$1,137

The 16 most recent are listed, out of 26 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-05-02	169m	270° W	3 storeys	Proposed demolition of existing 3-storey community club on lot 07425w pt mk23 at 5 lengkong tiga (bedok planning area)

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$2,900,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,900,000

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$66,020

Cash in handS$2,451,564

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.