Braddell Heights Estate

37 filed transactions · District 13 · OCR

Median, per square foot

1,493 psf

Observed range

$808 — $2,851 psf
S$10,500k median price

Freehold · 37 filed transactions

▲ 23.9% vs 12 months ago

S$10,500k

Median price

Filed transactions

137%

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

What it costs on the day, at $10,500,000Loan, 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

Median price by month24 months with a sale

Mar '22 · S$13,500kJun '26 · S$10,450k

The transactions behind those figures20 of 37

Nothing modelled — these are the filed sales.

516.8 sqmDetached · Resale · 2026-06

S$10,450,000$1879 psf

411.1 sqmDetached · Resale · 2026-05

S$8,180,000$1849 psf

468.3 sqmDetached · Resale · 2026-03

S$10,180,000$2020 psf

401.1 sqmDetached · New sale · 2026-01

S$11,500,000$2664 psf

518.4 sqmDetached · Resale · 2025-12

S$10,500,000$1882 psf

362.3 sqmSemi-detached · Resale · 2025-12

S$8,000,000$2051 psf

448.4 sqmDetached · Resale · 2025-12

S$3,900,000$808 psf

404.8 sqmDetached · New sale · 2025-10

S$7,600,000$1744 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 13, typical project+4.1%

Middle of 5 projects in District 13 that clear the bar — half fall between -11.9% and +6.1%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 13, 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$1,814	323
06-10	S$1,891	324
11-15	S$1,913	326
16-20	S$1,905	138

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

Lorong Chuan

383m

Primary schools within 1km

nearest 293m

Primary schools · straight-line distance

St. Gabriel'S Primary School293m
Yangzheng Primary School433m

9 more between 1km and 2km

CHIJ Our Lady of Good Counsel1.1km
Kuo Chuan Presbyterian Primary School1.1km
First Toa Payoh Primary School1.3km
Zhonghua Primary School1.5km
Pei Chun Public School1.6km
Maris Stella High School1.6km
Townsville Primary School1.8km
Cedar Primary School1.8km
St Andrew'S School (Junior)1.8km

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

Lorong Chuan383m
Serangoon813m
Woodleigh1.1km

Also nearby

Hawker centreWoodleigh Village Hawker Centre1.2km
ParkChuan Lane Park885m
Other schoolsNanyang Junior College319m

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 Braddell Heights EstateStraight-line, not walking — what sits between two points is in no dataset here.

11projects within 300m

$1,514–$2,034the middle half, per sq ft

$1,721median of those sales

From 89 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.

Project	Away	Filed	Floor	Size	PSF
Landed · Jalan Girang	263m	2026-07	—	153 sqm	$2,550
Landed · Sundridge Park Road	60m	2026-06	—	1,327 sqm	$1,599
Chiltern Park	208m	2026-05	01-05	118 sqm	$1,589
Landed · Lynwood Grove	272m	2026-05	—	1,201 sqm	$1,331
Golden Heights	221m	2026-04	11-15	115 sqm	$1,721
Chiltern Park	208m	2026-03	06-10	116 sqm	$1,624
Chiltern Park	208m	2026-03	06-10	121 sqm	$1,574
Landed · Jalan Girang	263m	2026-03	—	154 sqm	$2,295
Landed · Lynwood Grove	272m	2026-03	—	439 sqm	$2,751
Landed · Lynwood Grove	272m	2026-03	—	445 sqm	$2,713
Amaranda Gardens	277m	2026-03	06-10	117 sqm	$2,247
Chiltern Park	208m	2026-02	01-05	118 sqm	$1,594
Matlock Residences	175m	2025-03	—	506 sqm	$762
Landed · Sundridge Park Road	60m	2024-12	—	1,006 sqm	$2,456
Landed · Chiltern Drive	172m	2024-08	—	620 sqm	$1,649
Landed · Sundridge Park Road	60m	2024-02	—	1,327 sqm	$1,176

The 16 most recent are listed, out of 89 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.

6 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-06-07	254m	252° WSW	2 storeys	Proposed new erection of three (3) units of 2-storey envelope control detached dwelling houses with mezzanine, attic a…
2025-12-16	254m	252° WSW	—	Proposed subdivision of land on lot 96475k mk17 into 3 plots at 15 lynwood grove
2024-07-12	357m	255° WSW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with mezzanine and …
2025-01-14	357m	255° WSW	2 storeys	1st extension of written permission for approved new erection of a 2-storey envelope control detached dwelling house w…
2025-04-25	357m	255° WSW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with mezzanine and …
2026-06-30	393m	259° W	2 storeys	Proposed erection of 2 units of 2-storey envelope control detached dwelling house each with a basement, an attic and s…

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$10,500,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$10,500,000

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$231,700

Cash in handS$9,885,884

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.