Boathouse Residences

133 filed transactions · District 19 · OCR

Median, per square foot
1,289 psf
Observed range
$1,010 — $1,563 psf
S$1,245k median price

99 yrs lease commencing from 2011 · 133 filed transactions

▲ 2.3% vs 12 months ago
S$1,245k
Median price
133
Filed transactions
43%
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 month24 months with a sale

Apr '24 · S$1,384kMay '26 · S$1,300k

The transactions behind those figures20 of 133

Nothing modelled — these are the filed sales.

100 sqm · floor 06-10Condominium · Resale · 2026-05
S$1,540,000$1431 psf
58 sqm · floor 11-15Condominium · Resale · 2026-05
S$798,000$1278 psf
104 sqm · floor 16-20Condominium · Resale · 2026-05
S$1,750,000$1563 psf
93 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,550,000$1548 psf
74 sqm · floor 01-05Condominium · Resale · 2026-05
S$1,060,000$1331 psf
68 sqm · floor 06-10Condominium · Resale · 2026-05
S$990,000$1353 psf
104 sqm · floor 16-20Condominium · Resale · 2026-04
S$1,690,000$1510 psf
58 sqm · floor 11-15Condominium · Resale · 2026-04
S$815,000$1305 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+7.1%

Floors 16+ against floors 1–5, Boathouse Residences only. Median S$1,339 psf up top from 12 sales, S$1,251 psf low down from 43.

District 19, typical project+1.9%

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.

StoreysMedian psfFiled sales
01-05S$1,5191,912
06-10S$1,5661,301
11-15S$1,5751,203
16-20S$1,691520
21-25S$2,58652

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
Kangkar
918m
Primary schools within 1km
1
nearest 687m
Primary schools · straight-line distance
  • CHIJ Our Lady of the Nativity687m
9 more between 1km and 2km
  • Punggol Primary School1.0km
  • North Vista Primary School1.1km
  • North Spring Primary School1.3km
  • Holy Innocents' Primary School1.4km
  • Montfort Junior School1.6km
  • Seng Kang Primary School1.6km
  • Palm View Primary School1.6km
  • Yio Chu Kang Primary School2.0km
  • Rivervale Primary School2.0km
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
  • Kangkar918m
  • Ranggung1.2km
  • Hougang1.2km
Also nearby
  • Hawker centreBuangkok Hawker Centre1.4km
  • ParkPunggol PK541m
  • Other schoolsSerangoon Secondary School166m

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

3projects within 300m
$1,409–$1,510the middle half, per sq ft
$1,457median of those sales

From 60 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Kingsford Waterbay100m2026-0816-20116 sqm$1,458
Kingsford Waterbay100m2026-0801-0563 sqm$1,494
Kingsford Waterbay100m2026-0811-1589 sqm$1,493
Kingsford Waterbay100m2026-0801-0561 sqm$1,396
Kingsford Waterbay100m2026-0801-0563 sqm$1,408
Kingsford Waterbay100m2026-0806-1045 sqm$1,404
Kingsford Waterbay100m2026-0811-1596 sqm$1,510
Kingsford Waterbay100m2026-0801-0545 sqm$1,445
Kingsford Waterbay100m2026-0801-0545 sqm$1,435
Kingsford Waterbay100m2026-0811-1583 sqm$1,433
Riversails288m2026-0816-2048 sqm$1,535
Riversails288m2026-0811-1588 sqm$1,457
Kingsford Waterbay100m2026-0711-1579 sqm$1,446
Kingsford Waterbay100m2026-0711-15126 sqm$1,481

The 14 most recent are listed, out of 60 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.

The land under Boathouse Residences

HDB put this parcel out to tender and names Boathouse Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched22 Sep 2010
  2. Tender closed9 Nov 20104 bids received
  3. Awarded12 Nov 2010FCL Topaz Pte. Ltd., Far East Civil Engineering (Pte.) Limited and Sekisui House Ltd
  4. Winning tenderS$156,800,000S$3,446 per sq m of gross floor area · S$320 per sq ft
Parcel
Hougang S19 Upper Serangoon View
Site area
13,000 sq m
Lease
99 yrs
Plot ratio
3.5
Gross floor area
45,501 sq m
Sold as
Condominium
Every bid — all 4, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1FCL Topaz Pte. Ltd, Far East Civil Engineering (Pte.) Limited & Sekisui House, Ltd.S$156,800,000—
2Centurion Re Pte LtdS$152,888,889S$3,911,111 · 2.5%
3Ladyhill (Private) LimitedS$147,800,000S$9,000,000 · 5.7%
4Grand Isle Holdings Pte. Ltd.S$136,390,000S$20,410,000 · 13.0%

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 12 Nov 2010 · 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 “Boathouse Residences”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,245,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,245,000
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$29,941
Cash in handS$832,643
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.