Beechwood Terrace

4 filed transactions · District 25 · OCR

Median, per square foot
1,211 psf
Observed range
$1,036 — $1,297 psf
S$2,630k median price

99 yrs lease commencing from 1995 · 4 filed transactions

S$2,630k
Median price
4
Filed transactions
22%
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
I own this

Median price by month4 months with a sale

Nov '21 · S$2,510kMay '24 · S$2,850k

The transactions behind those figures4 of 4

Nothing modelled — these are the filed sales.

204.2 sqmTerrace · Resale · 2024-05
S$2,850,000$1297 psf
204.4 sqmTerrace · Resale · 2023-09
S$2,750,000$1250 psf
198 sqmTerrace · Resale · 2022-05
S$2,500,000$1173 psf
225 sqmTerrace · Resale · 2021-11
S$2,510,000$1036 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—

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 25, typical project+8.6%

Middle of 1 projects in District 25 that clear the bar — half fall between +8.6% and +8.6%. None came out negative in this set.

Every band in District 25, 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.

StoreysMedian psfFiled sales
01-05S$1,103392
06-10S$1,105394
11-15S$1,050241

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
Marsiling
805m
Primary schools within 1km
2
nearest 419m
Primary schools · straight-line distance
  • Fuchun Primary School419m
  • Marsiling Primary School953m on the 1km line
4 more between 1km and 2km
  • Si Ling Primary School1.1km
  • Innova Primary School1.4km
  • Woodgrove Primary School1.5km
  • Woodlands Primary 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
  • Marsiling805m
  • Woodlands1.4km
  • Woodlands South1.6km
Also nearby
  • Hawker centreMarsiling Mall Hawker Centre777m
  • ParkWoodlands Town PK East1.1km
  • Other schoolsWoodlands Ring Secondary School452m

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

6projects within 300m
$610–$1,135the middle half, per sq ft
$888median of those sales

From 33 filed sales — the 20 most recent at each project, which is all this index keeps.

ProjectAwayFiledFloorSizePSF
Woodgrove Estate295m2026-07—183 sqm$1,226
Woodgrove Estate295m2026-07—183 sqm$1,295
Landed · Oakwood Grove137m2026-03—710 sqm$589
Woodgrove Estate295m2025-11—183 sqm$1,206
Landed · Beechwood Grove52m2025-10—716 sqm$608
Landed · Pinewood Grove247m2025-10—180 sqm$1,419
Landed · Oakwood Grove137m2025-06—176 sqm$1,419
Landed · Oakwood Grove137m2025-02—638 sqm$641
Landed · Beechwood Grove52m2024-12—778 sqm$695
Landed · Oakwood Grove137m2024-12—690 sqm$590
Landed · Woodgrove Avenue283m2024-11—612 sqm$610
Landed · Woodgrove Avenue283m2024-07—675 sqm$578
Landed · Beechwood Grove52m2024-06—570 sqm$652
Landed · Oakwood Grove137m2023-09—604 sqm$585
Landed · Beechwood Grove52m2022-11—506 sqm$670
Landed · Oakwood Grove137m2022-06—176 sqm$1,042
Landed · Oakwood Grove137m2022-05—691 sqm$552
Landed · Oakwood Grove137m2022-04—216 sqm$938

The 18 most recent are listed, out of 33 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°

NESW

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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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$2,630,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,630,000
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$60,134
Cash in handS$2,187,450
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.